4627 Crimson Pass · Graniteville, SC 29829

$350,000

5 bd · 3.0 ba · 3,209 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition Est $369k · 5% under $29/mo HOA · 1% of rent ↓ 2% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +9.8/15.0
• Appreciation +9.2/10.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks

MOVE IN READY!! 4.99% fixed Rate + 6K Closing Costs | New Construction Pool Community Next to I 20 | Smart Home | Qualified buyers may receive fixed interest rate as low as 4.99% plus up to 6,000 in seller paid closing costs when using the preferred lender and closing by 7/31/26.Highland Hills is an incredible swim community with a private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Highland Hills is conveniently located less than one mile from great schools, and I-20. This beautiful Halton floor plan has a guest bedroom and full bath on the main level, perfect for visitors or a home office. A central family room opens to an expansive kitchen and ca

Key facts

• Expansive kitchen
• Central family room
• Casual dining area

Tags

• PRIVATE NEIGHBORHOOD POOL
• GUEST BEDROOM
• FULL BATH
• CENTRAL FAMILY ROOM
• EXPANSIVE KITCHEN
• CASUAL DINING AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (27.5% below list).
• Recommended offer: $254k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#240 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Byrd Elementary (math 28% / reading 36%, grade F, #369 of 597 statewide, top 64%, 657 students, 37% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $29k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $253,602 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $369,035
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4481 Crimson Pass	0.08mi	5/3.0	3,209 (0%)	3mo	$354,630	$111	94
2250 Chromite Dr	0.07mi	5/3.0	3,216 (+0%)	8mo	$363,755	$113	90
4367 Crimson Pass	0.16mi	5/3.0	3,209 (0%)	4mo	$355,630	$111	89
4528 Crimson Pass	0.06mi	5/4.5	3,411 (+6%)	2mo	$394,520	$116	79
4462 Crimson Pass	0.09mi	5/4.5	3,411 (+6%)	3mo	$398,910	$117	77
4396 Crimson Pass	0.12mi	5/4.5	3,411 (+6%)	4mo	$392,020	$115	75
6100 Vermilion Loop	0.40mi	5/3.0	3,360 (+5%)	0mo	$330,000	$98	73
2226 Chromite Dr	0.05mi	5/4.5	3,411 (+6%)	11mo	$395,020	$116	72
2212 Chromite Dr	0.04mi	5/3.5	2,833 (-12%)	9mo	$337,605	$119	69
2211 Chromite Dr	0.07mi	5/3.5	2,833 (-12%)	9mo	$335,530	$118	68
2286 Chromite Dr	0.09mi	5/4.5	3,481 (+8%)	10mo	$394,020	$113	67
2245 Chromite Dr	0.08mi	5/4.5	3,481 (+8%)	11mo	$393,020	$113	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.27×
• Total profit: $124,492
• Equity at exit: $275,005

10-year hold

• IRR: 16.1%
• Equity multiple: 4.91×
• Total profit: $382,874
• Equity at exit: $554,799

Cash invested: $98,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29829

• Home prices YoY: 3.0%
• Active inventory: 299
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$29
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-444

Break-even live

Break-even rent $3,098

Max offer price $285,707

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	1.17mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $350,000 Active 38 DOM
2. 2026-06-17
   price $350,000 Active 37 DOM
3. 2026-06-17
   days on market $349,890 Active 37 DOM
4. 2026-06-16
   days on market $349,890 Active 36 DOM
5. 2026-06-15
   days on market $349,890 Active 35 DOM
6. 2026-06-14
   days on market $349,890 Active 33 DOM
7. 2026-06-13
   days on market $349,890 Active 32 DOM
8. 2026-06-10
   days on market $349,890 Active 30 DOM
9. 2026-06-09
   days on market $349,890 Active 29 DOM
10. 2026-06-09
    price $349,890 Active 28 DOM
11. 2026-06-08
    days on market $350,000 Active 28 DOM
12. 2026-06-07
    days on market $350,000 Active 27 DOM
13. 2026-06-03
    days on market $350,000 Active 23 DOM
14. 2026-06-03
    days on marketlisting id $350,000 Active 22 DOM
15. 2026-06-02
    pricedays on market $350,000 Active 3 DOM
16. 2026-06-01
    days on market $357,630 Active 2 DOM
17. 2026-05-30
    pricedays on marketlisting id $357,630 Active 1 DOM
18. 2026-05-11
    historical
19. 2026-05-07
    price $358,630
20. 2026-04-15
    price $357,630
21. 2026-03-12
    listed $366,630 Active
22. 2026-03-12
    listed $358,630 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,432
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$348
• − Depreciation: −$10,182
• Taxable loss: −$11,572
• Est. tax savings @ 24.0%: +$2,777
• After-tax cash flow: $-2,554/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior, landscaping improvements, adding smart home features, and upgrading appliances to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Upgrading appliances — Modern appliances can make the home more attractive and functional for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Modern appliances can make the home more attractive and functional for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Graniteville

• Score: 59/100
• State rank: #240
• US rank: #19924

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing C+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• City population: 931
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 12,385
• Household income: $84,228
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 213.0

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 2% Swedish 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.38%
• Current HPI: 286.4155
• Rent YoY: —
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-2.2% since first listed

5 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $358,630 Hive MLS
• 2026-04-15 Price Changed $357,630 Hive MLS
• 2026-03-12 Listed $358,630 Hive MLS
• 2026-03-12 Listed $366,630 Hive MLS