Is 2986 Calli Crossing Dr in Graniteville, SC a good investment?

CashFlowRE grades it C- with a 5.9% cap rate and $-89/mo modeled cash flow at a $262,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 2986 Calli Crossing Dr?

The modeled cap rate is 5.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,262/month, from CashFlowRE's rent model.

C- Composite 53.96

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).

ARV discount +12.3/15.0
Cash flow +11.5/30.0
Appreciation +9.2/10.0
Condition / age +4.8/5.0
Schools +3.8/10.0
1% rule +3.6/10.0
DSCR +3.4/10.0
Livability +3.0/5.0
Rent growth +2.5/5.0

$262,000

2986 Calli Crossing Dr · Graniteville, SC 29829

4 bd · 2.5 ba · 2,011 sqft · SingleFamily public records · 135 Days on market

Built 2023 Excellent condition 9,583 sqft lot Garage $130/sqft · 11% below area Est $293k · 11% under $41/mo HOA · 2% of rent ↓ 5% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $262k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
To cash-flow at today's rent, offer at most $246k (6.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (13.7% below list).
Recommended offer: $226k (13.7% 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: 455 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 32% 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.
By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 135 days — a 12% lower offer ($231k) 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 $226,216 (13.7% below list)

Questions for the listing agent

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?
It's been on market 135 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.86% ✗
Cap rate: 5.89%
Cash-on-cash: -1.45%
DSCR: 0.94
GRM: 9.7

CMA / ARV

ARV (median comp): $293,369
List price: $262,000
Delta: -10.69%
Verdict: UNDERPRICED
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%)	4mo	$255,000	$128	79
8003 Red Rock Way	0.36mi	4/2.0	1,966 (-2%)	4mo	$285,000	$145	74
677 Turning Crest Ln	0.21mi	3/2.5 (-1)	1,920 (-4%)	5mo	$267,400	$139	74
2965 Calli Crossing Dr	0.05mi	4/2.5	1,852 (-8%)	14mo	$275,000	$148	73
737 Turning Crest Ln	0.28mi	3/2.0 (-1)	1,794 (-11%)	1mo	$265,000	$148	61
568 Buttonwood Dr	0.47mi	4/2.5	2,232 (+11%)	4mo	$267,000	$120	56
159 Almond Dr	0.55mi	4/2.0	1,872 (-7%)	7mo	$270,000	$144	54
243 Quick Silver Ct	0.70mi	4/2.5	2,072 (+3%)	12mo	$275,000	$133	52
4109 Thimbleberry Dr	0.72mi	4/2.5	1,929 (-4%)	12mo	$265,000	$137	50
515 Twin VW Ct	0.69mi	3/2.5 (-1)	2,065 (+3%)	17mo	$257,000	$124	44
1019 Sapphire Dr	0.66mi	3/2.5 (-1)	1,807 (-10%)	17mo	$255,000	$141	33
4055 Thimbleberry Dr	0.71mi	3/2.5 (-1)	2,273 (+13%)	15mo	$270,000	$119	28

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: 19.8%
Equity multiple: 2.48×
Total profit: $108,770
Equity at exit: $205,861

10-year hold

IRR: 18.3%
Equity multiple: 5.37×
Total profit: $320,322
Equity at exit: $415,306

Cash invested: $73,360 (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: 22 active · 17 under contract
Months of supply: 9.4 mo (11%/mo absorbed)
Median asking: $279,950 ($141/sqft)
Median days on market: 75 d
This list price: 14% of active listings are priced below it
ARV vs active asking: +3.6% 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: 455
Price-to-rent: 9.7×

Monthly cashflow live

Estimated rent: $2,262 high interval (Pro) →
Mortgage (P&I): −$1,374
Tax from tax record: −$351 /mo · $4,218/yr
Insurance: −$109
HOA: −$41
Lot rent: −$0
Vacancy / Maint / Mgmt: −$475
Net cashflow: $-89

Break-even live

Break-even rent $2,374

Max offer price $246,364

Occupancy floor 99%

Sensitivity live

Price	-10% $60	-5% $-14	+0% $-89	+5% $-163	+10% $-237
Rent	-10% $-267	-5% $-178	+0% $-89	+5% $1	+10% $90
Rate	-1.0pp $43	-0.5pp $-22	base $-89	+0.5pp $-156	+1.0pp $-225

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: $65,500
Closing costs: $7,860
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2939 Calli Crossing Dr Graniteville, SC	4.0	2.5	1976	$2,200	$1.11	6d	1	0.07mi
2931 Calli Crossing Dr Graniteville, SC	3.0	2.5	1635	$2,100	$1.28	6d	1	0.08mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	119d	1	0.20mi
507 Satinwood Cir Graniteville, SC	3.0–5.0	2.0–3.0	1868	$2,194	$1.17	0d	5	0.25mi
747 Turning Crest Ln Graniteville, SC	3.0	2.0	1662	$1,750	$1.05	6d	1	0.27mi
950 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,475	$1.03	6d	1	0.29mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	119d	1	0.31mi
918 Quaint Parish Cir Graniteville, SC	3.0	2.5	1488	$1,800	$1.21	6d	1	0.33mi
846 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,700	$1.18	6d	1	0.34mi
308 Geranium St Graniteville, SC	4.0	2.5	2356	$2,395	$1.02	6d	1	0.62mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	109d	1	0.63mi
4105 Thimbleberry Dr Graniteville, SC	4.0	3.0	2225	$2,025	$0.91	6d	1	0.71mi
4141 Thimbleberry Dr Graniteville, SC	4.0	2.0	2246	$2,200	$0.98	6d	1	0.72mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	116d	1	0.73mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	116d	1	0.73mi
3262 Carmine Ave Graniteville, SC	5.0	3.5	2721	$2,130	$0.78	6d	1	1.01mi
921 Bauxite Run Graniteville, SC	5.0	3.0	2428	$2,100	$0.86	6d	1	1.17mi
1012 Bauxite Run Graniteville, SC	3.0	2.5	1663	$1,995	$1.20	6d	1	1.23mi

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

2026-09-23

days on market $262,000 Active 135 DOM
2026-09-22

days on market $262,000 Active 134 DOM
2026-09-21

days on market $262,000 Active 133 DOM
2026-09-20

days on market $262,000 Active 132 DOM
2026-09-19

days on market $262,000 Active 131 DOM
2026-09-18

days on market $262,000 Active 130 DOM
2026-09-17

days on market $262,000 Active 129 DOM
2026-09-16

days on market $262,000 Active 128 DOM
2026-09-15

days on market $262,000 Active 127 DOM
2026-09-14

days on market $262,000 Active 126 DOM
2026-09-13

days on market $262,000 Active 125 DOM
2026-09-12

days on market $262,000 Active 124 DOM
2026-09-11

days on market $262,000 Active 123 DOM
2026-09-05

days on market $262,000 Active 117 DOM
2026-09-04

days on market $262,000 Active 116 DOM
2026-09-03

days on market $262,000 Active 115 DOM
2026-08-31

days on market $262,000 Active 112 DOM
2026-08-30

pricedays on market $262,000 Active 111 DOM
2026-08-29

days on market $265,000 Active 110 DOM
2026-08-28

days on market $265,000 Active 109 DOM
2026-08-27

days on market $265,000 Active 108 DOM
2026-08-26

days on market $265,000 Active 107 DOM
2026-08-25

days on market $265,000 Active 106 DOM
2026-08-24

days on market $265,000 Active 105 DOM
2026-08-23

days on market $265,000 Active 104 DOM
2026-08-22

days on market $265,000 Active 103 DOM
2026-08-21

days on market $265,000 Active 102 DOM
2026-08-20

days on market $265,000 Active 101 DOM
2026-08-19

days on market $265,000 Active 100 DOM
2026-08-18

days on market $265,000 Active 99 DOM
2026-08-17

days on market $265,000 Active 98 DOM
2026-08-16

days on market $265,000 Active 97 DOM
2026-08-15

days on market $265,000 Active 96 DOM
2026-08-14

days on market $265,000 Active 95 DOM
2026-08-13

price $265,000 Active 94 DOM
2026-08-13

days on market $266,900 Active 94 DOM
2026-08-12

days on market $266,900 Active 93 DOM
2026-08-11

days on market $266,900 Active 92 DOM
2026-08-10

days on market $266,900 Active 91 DOM
2026-08-09

days on market $266,900 Active 90 DOM
2026-08-08

days on market $266,900 Active 89 DOM
2026-08-07

days on market $266,900 Active 88 DOM
2026-08-06

days on market $266,900 Active 87 DOM
2026-08-05

days on market $266,900 Active 86 DOM
2026-08-04

days on market $266,900 Active 85 DOM
2026-08-03

days on market $266,900 Active 84 DOM
2026-07-31

days on market $266,900 Active 81 DOM
2026-07-29

days on market $266,900 Active 79 DOM
2026-07-27

days on market $266,900 Active 77 DOM
2026-07-25

days on market $266,900 Active 75 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $27,146
− Mortgage interest: −$14,676
− Property taxes: −$4,218
− Insurance: −$1,310
− Repairs & maintenance: −$2,172
− Management: −$2,172
− HOA: −$492
− Depreciation: −$7,622
Taxable loss: −$5,515

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,324
After-tax cash flow: $262/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

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
#370 Sonoco Products Hartsville $6.8B

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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…