4666 Crimson Pass · Graniteville, SC 29829

$358,000

5 bd · 3.0 ba · 3,209 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition $29/mo HOA · 1% of rent ↓ 2% since listing

---

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).

• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.0/10.0

Listing remarks MLS

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 casual dining area. The private bedroom suite upstairs is a must see with sitting room and dual closets. Secondary bedrooms are spacious and there is even an upstairs living room! Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle, two-inch white faux blinds throughout and you will never be too far from home, home has connected smart home features. 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. Stock photos used are for illustrative purposes and do not depict actual home.

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

Property features AI

Finance

• Other: Thermostat and water heater noted as green/energy-efficient features; Lot dimensions approximately 115 x 60 (0.19 acres); Asphalt/paved roads; Subdivision: Highland Hills
• HOA & community: Homeowners association with annual fee (annually); Association amenities include a pool

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Water available; Sewer available
• Home design: Single-family residence; New construction; Two stories; Slab foundation; Brick and HardiPlank exterior
• Construction: Built as new construction; Brick and HardiPlank construction; Slab foundation; Shingle roof; Home warranty included
• Exterior features: Front and rear sprinklers; Corner lot; Level, landscaped yard; Porch; Shingle roof; Private outdoor pool (in-ground); Community/association pool access

Interior

• Kitchen: Dishwasher; Disposal; Range; Microwave; Gas water heater; Tankless water heater
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas heating; Hot water heating; Fireplace
• Interior features: Ceiling fans; Walk-in closets; Kitchen island; Eat-in kitchen; Pantry; High-speed internet; Fireplace
• Laundry & utility: Electric dryer hookup

🏗️ New construction. The $358,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $369,035.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $358k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (29.2% below list).
• Recommended offer: $254k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 6.0% in Graniteville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $33k of equity ($3k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 3 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 (29.2% 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 32 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.69% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.69%
• DSCR: 0.70
• GRM: 12.1

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	0.10mi	5/3.0	3,209 (0%)	3mo	$354,630	$111	93
2250 Chromite Dr	0.07mi	5/3.0	3,216 (+0%)	8mo	$363,755	$113	89
4367 Crimson Pass	0.19mi	5/3.0	3,209 (0%)	4mo	$355,630	$111	88
4528 Crimson Pass	0.07mi	5/4.5	3,411 (+6%)	2mo	$394,520	$116	78
4462 Crimson Pass	0.10mi	5/4.5	3,411 (+6%)	3mo	$398,910	$117	76
4396 Crimson Pass	0.14mi	5/4.5	3,411 (+6%)	4mo	$392,020	$115	74
6100 Vermilion Loop	0.43mi	5/3.0	3,360 (+5%)	1mo	$330,000	$98	72
2226 Chromite Dr	0.07mi	5/4.5	3,411 (+6%)	11mo	$395,020	$116	71
2212 Chromite Dr	0.07mi	5/3.5	2,833 (-12%)	9mo	$337,605	$119	68
2286 Chromite Dr	0.09mi	5/4.5	3,481 (+8%)	10mo	$394,020	$113	67
2211 Chromite Dr	0.09mi	5/3.5	2,833 (-12%)	9mo	$335,530	$118	66
2245 Chromite Dr	0.10mi	5/4.5	3,481 (+8%)	11mo	$393,020	$113	66

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: 15.9%
• Equity multiple: 2.20×
• Total profit: $124,421
• Equity at exit: $289,962

10-year hold

• IRR: 15.4%
• Equity multiple: 4.76×
• Total profit: $388,920
• Equity at exit: $584,972

Cash invested: $103,330 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,536/yr
• Insurance: −$154
• HOA: −$29
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-576

Break-even live

Break-even rent $3,265

Max offer price $285,707

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-448	+0% $-576	+5% $-703	+10% $-831
Rent	-10% $-776	-5% $-676	+0% $-576	+5% $-476	+10% $-376
Rate	-1.0pp $-390	-0.5pp $-482	base $-576	+0.5pp $-671	+1.0pp $-769

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: $92,259
• Closing costs: $11,071
• 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	15d	5	1.17mi

HOA detail

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

Listing history 17 events

1. 2026-06-13
   statusdays on market $358,000 Pending 32 DOM
2. 2026-06-10
   days on market $358,000 Active 30 DOM
3. 2026-06-09
   days on market $358,000 Active 29 DOM
4. 2026-06-09
   price $358,000 Active 28 DOM
5. 2026-06-08
   days on market $357,630 Active 28 DOM
6. 2026-06-07
   days on market $357,630 Active 27 DOM
7. 2026-06-03
   days on market $357,630 Active 23 DOM
8. 2026-06-03
   pricedays on marketlisting id $357,630 Active 22 DOM
9. 2026-06-02
   days on market $366,630 Active 42 DOM
10. 2026-06-01
    days on market $366,630 Active 41 DOM
11. 2026-05-31
    days on market $366,630 Active 40 DOM
12. 2026-05-30
    days on market $366,630 Active 39 DOM
13. 2026-05-11
    historical
14. 2026-05-07
    price $357,630
15. 2026-04-21
    listed $366,630 Active

    Show marketing remark (1054 chars)

    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 casual dining area. The private bedroom suite upstairs is a must see with sitting room and dual closets. Secondary bedrooms are spacious and there is even an upstairs living room! Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle, two-inch white faux blinds throughout and you will never be too far from home, home has connected smart home features. 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. Stock photos used are for illustrative purposes and do not depict actual home.

16. 2026-04-21
    listed $366,630 Active

    Show marketing remark (1054 chars)

    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 casual dining area. The private bedroom suite upstairs is a must see with sitting room and dual closets. Secondary bedrooms are spacious and there is even an upstairs living room! Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle, two-inch white faux blinds throughout and you will never be too far from home, home has connected smart home features. 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. Stock photos used are for illustrative purposes and do not depict actual home.

17. 2026-04-21
    listed $357,630 Active 1054-char remark

    Show marketing remark (1054 chars)

    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 casual dining area. The private bedroom suite upstairs is a must see with sitting room and dual closets. Secondary bedrooms are spacious and there is even an upstairs living room! Plug-n-play light switches from Deako Lighting gives you the freedom to personalize your lighting for your lifestyle, two-inch white faux blinds throughout and you will never be too far from home, home has connected smart home features. 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. Stock photos used are for illustrative purposes and do not depict actual home.

ⓘ 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: −$20,672
• − Property taxes: −$5,536
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$348
• − Depreciation: −$10,736
• Taxable loss: −$13,573
• Est. tax savings @ 24.0%: +$3,257
• After-tax cash flow: $-3,653/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a potential buyer or investor looking for a move-in ready property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace blinds with energy-efficient window treatments — Improved energy efficiency and better light control
• Both Install smart home devices for enhanced convenience and energy savings — Modern technology can increase the home's appeal and market value

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 Replace blinds with energy-efficient window treatments — Improved energy efficiency and better light control ↑
• Both Install smart home devices for enhanced convenience and energy savings — Modern technology can increase the home's appeal and market value ↑

ⓘ 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

-2.5% since first listed

5 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $357,630 Hive MLS
• 2026-04-21 Listed $357,630 Hive MLS
• 2026-04-21 Listed $366,630 AMLS
• 2026-04-21 Listed $366,630 Hive MLS