Ansley Plan · Graniteville, SC 29829

$258,800

3 bd · 2.5 ba · 1,663 sqft · Townhouse · 303 Days on market

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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).

• Cash flow +11.2/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Ansley floorplan at Highland Hills offers 3 bedrooms, 2 full bathrooms, plus a powder room in a two-story home covering 1,663 square feet. The one-car garage ensures space for a vehicle and plenty of storage. In this floorplan, you'll find a home that truly makes the most of its space. The open concept kitchen overlooks an airy family room and features an island that offers bar stool seating plus granite countertops and stainless steel appliances that are both stylish and energy efficient. This traditional plan also includes a separate dining area, perfect for family meals, entertaining friends and hosting the holidays. Upstairs boasts a private bedroom suite that expands the entire bac

Key facts

• Open concept kitchen
• Granite countertops
• Separate dining area

Tags

• OPEN CONCEPT KITCHEN
• ISLAND WITH BAR STOOL SEATING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SEPARATE DINING AREA
• PRIVATE BEDROOM SUITE

Property features AI

Finance

• Financial info: List price $258,800

Exterior

• Home design: Single-family plan (Ansley)
• Exterior features: Address: 6019 Vermilion Loop, Graniteville, SC 29829

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full baths and 1 half bath (2.5 total)
• Interior features: Plan: Ansley; Living area approximately 1663

🏗️ New construction. The $258,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,787.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $259k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (21.0% below list).
• Recommended offer: $205k (21.0% 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: 298 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,570 (21.0% 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 303 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $247,787
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Quaint Parish Circle Cir	0.58mi	3/2.5	1,435 (-14%)	5mo	$210,930	$147	46
1036 Quaint Parish Cir	0.58mi	3/2.5	1,435 (-14%)	6mo	$210,930	$147	45
806 Quaint Parish Cir	0.57mi	3/2.5	1,435 (-14%)	7mo	$215,000	$150	44
1026 Quaint Parish Cir	0.58mi	3/2.5	1,435 (-14%)	8mo	$215,930	$150	44
1032 Quaint Parish Cir	0.58mi	3/2.5	1,435 (-14%)	8mo	$215,930	$150	44
1037 Quaint Parish Cir	0.55mi	3/2.5	1,435 (-14%)	10mo	$209,430	$146	43
887 Quaint Parish Cir	0.54mi	3/2.5	1,435 (-14%)	11mo	$213,545	$149	43
979 Quaint Parish Cir	0.55mi	3/2.5	1,435 (-14%)	12mo	$212,670	$148	42
895 Quaint Parish Cir	0.53mi	3/2.5	1,435 (-14%)	13mo	$213,352	$149	41
1004 Quaint Parish Cir	0.58mi	3/2.5	1,435 (-14%)	12mo	$217,435	$152	40
996 Quaint Parish Cir	0.58mi	3/2.5	1,435 (-14%)	13mo	$214,045	$149	39
1008 Quaint Parish Cir	0.58mi	3/2.5	1,435 (-14%)	13mo	$213,045	$148	39

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: 19.6%
• Equity multiple: 2.47×
• Total profit: $102,028
• Equity at exit: $194,693

10-year hold

• IRR: 18.2%
• Equity multiple: 5.34×
• Total profit: $301,022
• Equity at exit: $392,777

Cash invested: $69,380 (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: 298
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,299
• Tax est. 1.5%: −$310 /mo · $3,717/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-96

Break-even live

Break-even rent $2,168

Max offer price $233,853

Occupancy floor 100%

Sensitivity live

Price	-10% $75	-5% $-11	+0% $-96	+5% $-182	+10% $-268
Rent	-10% $-258	-5% $-177	+0% $-96	+5% $-15	+10% $65
Rate	-1.0pp $28	-0.5pp $-33	base $-96	+0.5pp $-161	+1.0pp $-226

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: $61,947
• Closing costs: $7,434
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	25d	1	0.54mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$1,989	$1.12	15d	5	0.64mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	25d	1	1.02mi
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	25d	1	1.10mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	15d	1	1.12mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	23d	1	1.12mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	15d	1	1.14mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	23d	1	1.14mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	23d	1	1.26mi
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	25d	1	1.26mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	15d	1	1.26mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	23d	1	1.26mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	25d	1	1.26mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	15d	1	1.28mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	23d	1	1.29mi

Listing history 16 events

1. 2026-06-21
   days on market $258,800 Active 303 DOM
2. 2026-06-18
   days on market $258,800 Active 300 DOM
3. 2026-06-17
   days on market $258,800 Active 299 DOM
4. 2026-06-16
   days on market $258,800 Active 298 DOM
5. 2026-06-15
   days on market $258,800 Active 297 DOM
6. 2026-06-14
   days on market $258,800 Active 295 DOM
7. 2026-06-13
   days on market $258,800 Active 294 DOM
8. 2026-06-10
   days on market $258,800 Active 292 DOM
9. 2026-06-09
   days on market $258,800 Active 291 DOM
10. 2026-06-08
    days on market $258,800 Active 290 DOM
11. 2026-06-07
    days on market $258,800 Active 289 DOM
12. 2026-06-03
    days on market $258,800 Active 285 DOM
13. 2026-06-02
    days on market $258,800 Active 284 DOM
14. 2026-06-01
    days on market $258,800 Active 283 DOM
15. 2026-05-31
    days on market $258,800 Active 282 DOM
16. 2026-05-30
    days on market $258,800 Active 281 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $24,548
• − Mortgage interest: −$13,880
• − Property taxes: −$3,717
• − Insurance: −$1,239
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$7,208
• Taxable loss: −$5,423
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $146/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: 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