2986 Calli Crossing Dr · Graniteville, SC 29829

$266,900

4 bd · 2.5 ba · 2,011 sqft · SingleFamily public records · 89 Days on market

Built 2023 Excellent condition 9,583 sqft lot Garage $133/sqft · 9% below area Est $293k · 9% under $41/mo HOA · 2% of rent ↓ 5% since listing

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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 +12.8/30.0
• ARV discount +11.5/15.0
• Appreciation +9.2/10.0
• Condition / age +4.8/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Belle Meade homes at Sage Creek have it all - convenient location, access to great schools, and low property taxes! Welcome to the Somerset. Get the space you need and the style you want. And 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. An extended foyer opens to central family room and spacious kitchen with casual breakfast area. Upstairs boasts an expansive private bedroom suite featuring oversized closet space and spa-like bath with separate shower. Large secondary bedrooms offer room to grow and extra storage. Photos used for illustrative purposes and do not depict actual home.

Key facts

• Strong schools
• Great location
• Central family room

Tags

• GREAT LOCATION
• STRONG SCHOOLS
• LOWER PROPERTY TAXES
• EXTENDED FOYER
• CENTRAL FAMILY ROOM
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $267k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-23 ($-277/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (10.8% below list).
• Recommended offer: $238k (10.8% 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: 371 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 89 days — a 6% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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.

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 $238,008 (10.8% 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 89 days. Have you received any prior offers? Is the seller open to a 11% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.89% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $293,104
• List price: $266,900
• Delta: -8.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
692 Turning Crest Ln	0.24mi	3/2.5 (-1)	2,000 (-0%)	3mo	$255,000	$128	80
8003 Red Rock Way	0.36mi	4/2.0	1,966 (-2%)	2mo	$285,000	$145	76
677 Turning Crest Ln	0.21mi	3/2.5 (-1)	1,920 (-4%)	3mo	$267,400	$139	75
2965 Calli Crossing Dr	0.05mi	4/2.5	1,852 (-8%)	12mo	$275,000	$148	74
568 Buttonwood Dr	0.47mi	4/2.5	2,232 (+11%)	2mo	$267,000	$120	58
159 Almond Dr	0.55mi	4/2.0	1,872 (-7%)	6mo	$270,000	$144	56
243 Quick Silver Ct	0.70mi	4/2.5	2,072 (+3%)	10mo	$275,000	$133	53
4109 Thimbleberry Dr	0.72mi	4/2.5	1,929 (-4%)	10mo	$265,000	$137	51
8045 Cozy Knl	0.59mi	4/2.5	2,149 (+7%)	16mo	$274,500	$128	47
515 Twin VW Ct	0.69mi	3/2.5 (-1)	2,065 (+3%)	16mo	$257,000	$124	45
1019 Sapphire Dr	0.66mi	3/2.5 (-1)	1,807 (-10%)	15mo	$255,000	$141	34
4055 Thimbleberry Dr	0.71mi	3/2.5 (-1)	2,273 (+13%)	14mo	$270,000	$119	29

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: 20.6%
• Equity multiple: 2.54×
• Total profit: $115,073
• Equity at exit: $209,711

10-year hold

• IRR: 19.0%
• Equity multiple: 5.49×
• Total profit: $335,517
• Equity at exit: $423,074

Cash invested: $74,732 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 13 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $289,900 ($136/sqft)
• Median days on market: 67 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +6.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29829

• Home prices YoY: 3.0%
• Active inventory: 371
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$351 /mo · $4,218/yr
• Insurance: −$111
• HOA: −$41
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-23

Break-even live

Break-even rent $2,409

Max offer price $262,821

Occupancy floor 96%

Sensitivity live

Price	-10% $128	-5% $52	+0% $-23	+5% $-99	+10% $-174
Rent	-10% $-211	-5% $-117	+0% $-23	+5% $71	+10% $165
Rate	-1.0pp $111	-0.5pp $45	base $-23	+0.5pp $-92	+1.0pp $-163

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: $66,725
• Closing costs: $8,007
• Club membership (one-time): —
• 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	72d	1	0.20mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	63d	5	0.25mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	72d	1	0.31mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	63d	1	0.63mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	70d	1	0.73mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	70d	1	0.73mi

Property features AI

Finance

• Other: GPS friendly directions
• HOA & community: Has homeowners associationAnnual association fee of $495 (about $41.25/month)Sidewalks and street lights in the communitySubdivision: Sage Creek

Exterior

• Parking: Attached garage2 parking spacesConcrete driveway/parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableGas service (for heating and water heater)
• Home design: Single family residenceResidential propertyTwo storiesNew construction
• Construction: Brick and fiber cement exteriorSlab foundationBuilt recently (new construction)
• Exterior features: PatioRear porchPrivacy fencingLandscaped yardFront and rear sprinklersComposition roof

Interior

• Kitchen: RangeDisposalDishwasherMicrowaveTankless water heaterGas water heater
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central airCeiling fan(s)Forced air heatingNatural gas heating
• Interior features: Walk-in closet(s)Kitchen islandPantryEat-in kitchenWindow coveringsInsulated windowsSmoke detector(s)
• Laundry & utility: Washer hookup

Listing history 50 events

1. 2026-08-08
   days on market $266,900 Active 89 DOM
2. 2026-08-07
   days on market $266,900 Active 88 DOM
3. 2026-08-06
   days on market $266,900 Active 87 DOM
4. 2026-08-05
   days on market $266,900 Active 86 DOM
5. 2026-08-04
   days on market $266,900 Active 85 DOM
6. 2026-08-03
   days on market $266,900 Active 84 DOM
7. 2026-07-31
   days on market $266,900 Active 81 DOM
8. 2026-07-29
   days on market $266,900 Active 79 DOM
9. 2026-07-27
   days on market $266,900 Active 77 DOM
10. 2026-07-25
    days on market $266,900 Active 75 DOM
11. 2026-07-24
    days on market $266,900 Active 74 DOM
12. 2026-07-23
    days on market $266,900 Active 73 DOM
13. 2026-07-22
    days on market $266,900 Active 72 DOM
14. 2026-07-21
    days on market $266,900 Active 71 DOM
15. 2026-07-18
    days on market $266,900 Active 68 DOM
16. 2026-07-16
    days on market $266,900 Active 66 DOM
17. 2026-07-16
    days on market $266,900 Active 65 DOM
18. 2026-07-14
    days on market $266,900 Active 64 DOM
19. 2026-07-14
    days on market $266,900 Active 63 DOM
20. 2026-07-12
    days on market $266,900 Active 62 DOM
21. 2026-07-11
    days on market $266,900 Active 61 DOM
22. 2026-07-10
    days on market $266,900 Active 60 DOM
23. 2026-07-09
    days on market $266,900 Active 59 DOM
24. 2026-07-08
    days on market $266,900 Active 58 DOM
25. 2026-07-07
    days on market $266,900 Active 57 DOM
26. 2026-07-06
    days on market $266,900 Active 56 DOM
27. 2026-07-05
    days on market $266,900 Active 55 DOM
28. 2026-07-04
    days on market $266,900 Active 54 DOM
29. 2026-07-03
    days on market $266,900 Active 53 DOM
30. 2026-07-02
    days on market $266,900 Active 52 DOM
31. 2026-07-01
    days on market $266,900 Active 51 DOM
32. 2026-06-30
    days on market $266,900 Active 50 DOM
33. 2026-06-29
    days on market $266,900 Active 49 DOM
34. 2026-06-28
    days on market $266,900 Active 48 DOM
35. 2026-06-28
    days on market $266,900 Active 47 DOM
36. 2026-06-27
    days on market $266,900 Active 46 DOM
37. 2026-06-25
    days on market $266,900 Active 44 DOM
38. 2026-06-23
    days on market $266,900 Active 42 DOM
39. 2026-06-21
    days on market $266,900 Active 41 DOM
40. 2026-06-18
    days on market $266,900 Active 38 DOM
41. 2026-06-17
    days on market $266,900 Active 37 DOM
42. 2026-06-16
    days on market $266,900 Active 36 DOM
43. 2026-06-15
    days on market $266,900 Active 35 DOM
44. 2026-06-14
    days on market $266,900 Active 33 DOM
45. 2026-06-13
    days on market $266,900 Active 32 DOM
46. 2026-06-10
    days on market $266,900 Active 30 DOM
47. 2026-06-09
    days on market $266,900 Active 29 DOM
48. 2026-06-08
    days on market $266,900 Active 28 DOM
49. 2026-06-07
    days on market $266,900 Active 27 DOM
50. 2026-06-03
    days on market $266,900 Active 23 DOM

ⓘ 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: $4,218 · $351/mo
• Projected year-2 tax: $4,218 · $351/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $28,561
• − Mortgage interest: −$14,951
• − Property taxes: −$4,218
• − Insurance: −$1,334
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$492
• − Depreciation: −$7,764
• Taxable loss: −$4,768
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $867/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

Excellent 95/100 None rehab

This recently built home in a desirable location offers modern amenities and a smart home package, making it a great investment opportunity.

Value-add opportunities

• Both Smart home package — Enhances convenience and energy efficiency ↑
• Both Landscaping — Improves curb appeal and property value ↑
• Both Painting — Fresh paint can make a significant difference in curb appeal and interior aesthetics ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Byrd Elementary F SC #369/597 Nat'l #24,950/41,679 Middle Leavelle Mccampbell Middle F SC #162/229 Nat'l #10,204/14,009 High Midland Valley High C SC #120/196 Nat'l #4,077/17,239

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

D Composite livability gradescore 59/100

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 · 178,003 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: 33% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: GPS friendly directions
• HOA & community: Has homeowners associationAnnual association fee of $495 (about $41.25/month)Sidewalks and street lights in the communitySubdivision: Sage Creek

Exterior

• Parking: Attached garage2 parking spacesConcrete driveway/parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableGas service (for heating and water heater)
• Home design: Single family residenceResidential propertyTwo storiesNew construction
• Construction: Brick and fiber cement exteriorSlab foundationBuilt recently (new construction)
• Exterior features: PatioRear porchPrivacy fencingLandscaped yardFront and rear sprinklersComposition roof

Interior

• Kitchen: RangeDisposalDishwasherMicrowaveTankless water heaterGas water heater
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central airCeiling fan(s)Forced air heatingNatural gas heating
• Interior features: Walk-in closet(s)Kitchen islandPantryEat-in kitchenWindow coveringsInsulated windowsSmoke detector(s)
• Laundry & utility: Washer hookup

Price history

-5.0% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $266,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-24 Listed $274,900 Hive MLS
• 2026-03-24 Listed $274,900 Hive MLS
• 2023-03-30 Sold (MLS) $269,000 Hive MLS
• 2023-03-30 Sold (MLS) $269,000 AMLS
• 2023-03-30 Sold (MLS) $269,000 Hive MLS
• 2023-02-06 Delisted — AMLS
• 2022-08-02 Listed $281,000 AMLS
• 2022-07-23 Listed $281,000 Hive MLS
• 2022-07-23 Listed $281,000 Hive MLS

Property tax history

+173.7%/yr

Latest (2025): $4,218 · +8.3% YoY. Source: county tax records.