2848 Calli Crossing Dr · Graniteville, SC 29829

$280,000

4 bd · 2.5 ba · 2,011 sqft · SingleFamily public records · 8 Days on market

Built 2024 5,227 sqft lot $41/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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).

• Cash flow +17.6/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready to close in November. Be home before the holiday season! The Somerset features an extended foyer leading to the open concept great room a spacious kitchen perfect for casual dining and culinary enthusiasts alike. This home features a beautiful sterling exterior and gray cabinetry. The Somerset has our largest primary bedroom with a spa-like ensuite bathroom and spacious walk-in closet to match. Large secondary bedrooms offer room to grow and extra storage. You will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle. Two-inch, white, faux wood, blinds throughout, fence inlcuded. Belle Meade homes at Sage Creek have it all - convenient location, access to great schools, and low property taxes!

Key facts

• Ample cabinetry
• Walk-in closet
• En-suite bath

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• PRIVATE OWNER'S SUITE
• EN-SUITE BATH
• WALK-IN CLOSET

🏗️ New construction. The $280,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $267,463.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (15.7% below list).
• Recommended offer: $236k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.9% in Graniteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 34% 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 $24k of equity ($2k loan paydown + $22k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,921 (15.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $267,463
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2848 Calli Crossing Dr	0.00mi	4/2.5	1,976 (-2%)	18mo	$266,885	$135	82
692 Turning Crest Ln	0.42mi	3/2.5 (-1)	2,000 (-0%)	1mo	$255,000	$128	74
8003 Red Rock Way	0.45mi	4/2.0	1,966 (-2%)	1mo	$285,000	$145	73
3109 Calli Crossing Dr	0.16mi	4/2.0	1,921 (-4%)	16mo	$276,400	$144	70
677 Turning Crest Ln	0.38mi	3/2.5 (-1)	1,920 (-4%)	2mo	$267,400	$139	68
134 Pendulum Rdg	0.44mi	4/2.5	2,118 (+5%)	21mo	$265,000	$125	53
568 Buttonwood Dr	0.61mi	4/2.5	2,232 (+11%)	1mo	$267,000	$120	53
159 Almond Dr	0.67mi	4/2.0	1,872 (-7%)	4mo	$270,000	$144	52
197 Pendulum Rdg	0.55mi	3/2.5 (-1)	2,050 (+2%)	20mo	$272,000	$133	49
515 Twin VW Ct	0.70mi	3/2.5 (-1)	2,065 (+3%)	14mo	$257,000	$124	46
8045 Cozy Knl	0.66mi	4/2.5	2,149 (+7%)	15mo	$274,500	$128	46
709 Turning Crest Ln	0.40mi	4/2.5	2,294 (+14%)	16mo	$256,500	$112	44

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: 23.4%
• Equity multiple: 2.74×
• Total profit: $130,173
• Equity at exit: $210,153

10-year hold

• IRR: 21.2%
• Equity multiple: 5.91×
• Total profit: $367,856
• Equity at exit: $423,966

Cash invested: $74,890 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,403
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$111
• HOA: −$41
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $213

Break-even live

Break-even rent $2,090

Max offer price $267,463

Occupancy floor 86%

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: $66,866
• Closing costs: $8,024
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	23d	1	0.07mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	13d	5	0.45mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	23d	1	0.51mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	13d	1	0.67mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	0.80mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	0.81mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 12 events

1. 2026-06-18
   days on market $280,000 Active 8 DOM
2. 2026-06-17
   days on market $280,000 Active 7 DOM
3. 2026-06-16
   days on market $280,000 Active 6 DOM
4. 2026-06-15
   days on market $280,000 Active 5 DOM
5. 2026-06-14
   days on market $280,000 Active 3 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $280,000 Active 2 DOM
7. 2024-12-06
   soldstatus $266,885 966-char remark

   Show marketing remark (966 chars)

   Ready to close in November. Be home before the holiday season! The Somerset features an extended foyer leading to the open concept great room a spacious kitchen perfect for casual dining and culinary enthusiasts alike. This home features a beautiful sterling exterior and gray cabinetry. The Somerset has our largest primary bedroom with a spa-like ensuite bathroom and spacious walk-in closet to match. Large secondary bedrooms offer room to grow and extra storage. You will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle. Two-inch, white, faux wood, blinds throughout, fence inlcuded. Belle Meade homes at Sage Creek have it all - convenient location, access to great schools, and low property taxes!

8. 2024-12-06
   soldstatus $266,885 966-char remark

   Show marketing remark (966 chars)

   Ready to close in November. Be home before the holiday season! The Somerset features an extended foyer leading to the open concept great room a spacious kitchen perfect for casual dining and culinary enthusiasts alike. This home features a beautiful sterling exterior and gray cabinetry. The Somerset has our largest primary bedroom with a spa-like ensuite bathroom and spacious walk-in closet to match. Large secondary bedrooms offer room to grow and extra storage. You will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle. Two-inch, white, faux wood, blinds throughout, fence inlcuded. Belle Meade homes at Sage Creek have it all - convenient location, access to great schools, and low property taxes!

9. 2024-11-21
   status Pending
10. 2024-10-05
    listed $266,885 966-char remark

    Show marketing remark (966 chars)

    Ready to close in November. Be home before the holiday season! The Somerset features an extended foyer leading to the open concept great room a spacious kitchen perfect for casual dining and culinary enthusiasts alike. This home features a beautiful sterling exterior and gray cabinetry. The Somerset has our largest primary bedroom with a spa-like ensuite bathroom and spacious walk-in closet to match. Large secondary bedrooms offer room to grow and extra storage. You will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle. Two-inch, white, faux wood, blinds throughout, fence inlcuded. Belle Meade homes at Sage Creek have it all - convenient location, access to great schools, and low property taxes!

11. 2024-10-05
    listed $266,885 966-char remark

    Show marketing remark (966 chars)

    Ready to close in November. Be home before the holiday season! The Somerset features an extended foyer leading to the open concept great room a spacious kitchen perfect for casual dining and culinary enthusiasts alike. This home features a beautiful sterling exterior and gray cabinetry. The Somerset has our largest primary bedroom with a spa-like ensuite bathroom and spacious walk-in closet to match. Large secondary bedrooms offer room to grow and extra storage. You will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle. Two-inch, white, faux wood, blinds throughout, fence inlcuded. Belle Meade homes at Sage Creek have it all - convenient location, access to great schools, and low property taxes!

12. 2024-10-05
    listed $266,885 Active

    Show marketing remark (966 chars)

    Ready to close in November. Be home before the holiday season! The Somerset features an extended foyer leading to the open concept great room a spacious kitchen perfect for casual dining and culinary enthusiasts alike. This home features a beautiful sterling exterior and gray cabinetry. The Somerset has our largest primary bedroom with a spa-like ensuite bathroom and spacious walk-in closet to match. Large secondary bedrooms offer room to grow and extra storage. You will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle. Two-inch, white, faux wood, blinds throughout, fence inlcuded. Belle Meade homes at Sage Creek have it all - convenient location, access to great schools, and low property taxes!

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,153 · $96/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$443/yr (+$37/mo · 38.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,311
• − Mortgage interest: −$14,982
• − Property taxes: −$1,153
• − Insurance: −$1,337
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$492
• − Depreciation: −$7,781
• Taxable loss: −$1,965
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $3,023/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.

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: 12,385
• 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

+0.0% since first listed

6 events — show timeline

• 2024-12-06 Sold (MLS) $266,885 Hive MLS
• 2024-12-06 Sold (MLS) $266,885 Hive MLS
• 2024-11-21 Pending — AMLS
• 2024-10-05 Listed $266,885 AMLS
• 2024-10-05 Listed $266,885 Hive MLS
• 2024-10-05 Listed $266,885 Hive MLS

Property tax history

+86.5%/yr

Latest (2025): $1,153 · +86.5% YoY. Source: county tax records.