2871 Calli Crossing Dr · Graniteville, SC 29829

$272,000

4 bd · 2.5 ba · 2,196 sqft · SingleFamily public records · 195 Days on market

Built 2023 4,356 sqft lot $41/mo HOA · 2% of rent ↓ 4% 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 +16.0/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• 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 move in! This well designed Elston plan offers 4 spacious bedrooms & 2 full bathrooms upstairs with powder room on main level. Energy efficient, double paned windows throughout the home allow natural light and easy upkeep for every room. An inviting family room downstairs opens to a spacious kitchen offering a large island with beautiful granite counter tops and additional storage. This home showcases large closets and a beautifully landscaped lawn with 3 sprinkler zones, in addition to gutters on around the home. Smart home features are included to 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, full set of stainless-steel Whirlpool kitchen appliances included! Homes at Belle Meade at Sage Creek have it all: convenient location, close to great schools, and low property taxes!Stock photos are of like home.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2023

Tags

• ENERGY EFFICIENT WINDOWS
• SMART HOME FEATURES INCLUDED
• BEAUTIFULLY LANDSCAPED LAWN

🏗️ New construction. The $272,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,088.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $237k (13.0% below list).
• Recommended offer: $237k (13.0% 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: 299 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $25k of equity ($2k loan paydown + $24k 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 $79k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Recommended offer $236,513 (13.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $281,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
568 Buttonwood Dr	0.61mi	4/2.5	2,232 (+2%)	1mo	$267,000	$120	68
2841 Calli Crossing Dr	0.06mi	5/3.0 (+1)	2,361 (+8%)	16mo	$283,600	$120	64
692 Turning Crest Ln	0.40mi	3/2.5 (-1)	2,000 (-9%)	1mo	$255,000	$128	60
8003 Red Rock Way	0.46mi	4/2.0	1,966 (-10%)	1mo	$285,000	$145	58
677 Turning Crest Ln	0.36mi	3/2.5 (-1)	1,920 (-13%)	2mo	$267,400	$139	56
3109 Calli Crossing Dr	0.19mi	4/2.0	1,921 (-12%)	16mo	$276,400	$144	55
3032 Walking View Ct	0.64mi	4/2.5	2,359 (+7%)	5mo	$250,000	$106	54
8045 Cozy Knl	0.68mi	4/2.5	2,149 (-2%)	15mo	$274,500	$128	52
8039 Red Rock Way Way	0.43mi	4/2.5	2,456 (+12%)	13mo	$287,000	$117	49
179 Holly Meadows Dr	0.71mi	4/2.0	2,432 (+11%)	1mo	$220,000	$90	46
515 Twin VW Ct	0.74mi	3/2.5 (-1)	2,065 (-6%)	14mo	$257,000	$124	39
159 Almond Dr	0.67mi	4/2.0	1,872 (-15%)	4mo	$270,000	$144	38

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: 22.4%
• Equity multiple: 2.67×
• Total profit: $131,414
• Equity at exit: $220,859

10-year hold

• IRR: 20.4%
• Equity multiple: 5.76×
• Total profit: $374,947
• Equity at exit: $445,564

Cash invested: $78,705 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,474
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$117
• HOA: −$41
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $139

Break-even live

Break-even rent $2,189

Max offer price $281,088

Occupancy floor 89%

Sensitivity live

Price	-10% $298	-5% $218	+0% $139	+5% $59	+10% $-20
Rent	-10% $-48	-5% $45	+0% $139	+5% $232	+10% $326
Rate	-1.0pp $280	-0.5pp $210	base $139	+0.5pp $66	+1.0pp $-8

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: $70,272
• Closing costs: $8,433
• 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	24d	1	0.13mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	0.39mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	24d	1	0.43mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	0.71mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	22d	1	0.83mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	22d	1	0.83mi

HOA detail

• Monthly dues: $41 · $492/yr
• Likely covers: pool

Listing history 17 events

1. 2024-12-23
   soldstatus $272,000 1010-char remark

   Show marketing remark (1010 chars)

   Ready to move in! This well designed Elston plan offers 4 spacious bedrooms & 2 full bathrooms upstairs with powder room on main level. Energy efficient, double paned windows throughout the home allow natural light and easy upkeep for every room. An inviting family room downstairs opens to a spacious kitchen offering a large island with beautiful granite counter tops and additional storage. This home showcases large closets and a beautifully landscaped lawn with 3 sprinkler zones, in addition to gutters on around the home. Smart home features are included to 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, full set of stainless-steel Whirlpool kitchen appliances included! Homes at Belle Meade at Sage Creek have it all: convenient location, close to great schools, and low property taxes!Stock photos are of like home.

2. 2024-12-23
   soldstatus $272,000 1010-char remark

   Show marketing remark (1010 chars)

   Ready to move in! This well designed Elston plan offers 4 spacious bedrooms & 2 full bathrooms upstairs with powder room on main level. Energy efficient, double paned windows throughout the home allow natural light and easy upkeep for every room. An inviting family room downstairs opens to a spacious kitchen offering a large island with beautiful granite counter tops and additional storage. This home showcases large closets and a beautifully landscaped lawn with 3 sprinkler zones, in addition to gutters on around the home. Smart home features are included to 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, full set of stainless-steel Whirlpool kitchen appliances included! Homes at Belle Meade at Sage Creek have it all: convenient location, close to great schools, and low property taxes!Stock photos are of like home.

3. 2024-11-26
   status Pending
4. 2024-11-02
   price $272,000
5. 2024-08-24
   price $270,000
6. 2024-07-31
   status Active
7. 2024-07-19
   price $272,000
8. 2024-06-09
   status Pending
9. 2024-04-19
   price $273,640
10. 2024-03-30
    historical
11. 2024-03-30
    historical
12. 2024-03-29
    listed $272,640
13. 2024-03-29
    listed $272,640
14. 2024-03-28
    price $272,640

    Show marketing remark (1010 chars)

    Ready to move in! This well designed Elston plan offers 4 spacious bedrooms & 2 full bathrooms upstairs with powder room on main level. Energy efficient, double paned windows throughout the home allow natural light and easy upkeep for every room. An inviting family room downstairs opens to a spacious kitchen offering a large island with beautiful granite counter tops and additional storage. This home showcases large closets and a beautifully landscaped lawn with 3 sprinkler zones, in addition to gutters on around the home. Smart home features are included to 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, full set of stainless-steel Whirlpool kitchen appliances included! Homes at Belle Meade at Sage Creek have it all: convenient location, close to great schools, and low property taxes!Stock photos are of like home.

15. 2024-03-28
    listed $272,000 1010-char remark

    Show marketing remark (1010 chars)

    Ready to move in! This well designed Elston plan offers 4 spacious bedrooms & 2 full bathrooms upstairs with powder room on main level. Energy efficient, double paned windows throughout the home allow natural light and easy upkeep for every room. An inviting family room downstairs opens to a spacious kitchen offering a large island with beautiful granite counter tops and additional storage. This home showcases large closets and a beautifully landscaped lawn with 3 sprinkler zones, in addition to gutters on around the home. Smart home features are included to 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, full set of stainless-steel Whirlpool kitchen appliances included! Homes at Belle Meade at Sage Creek have it all: convenient location, close to great schools, and low property taxes!Stock photos are of like home.

16. 2024-03-28
    listed $272,000 1010-char remark

    Show marketing remark (1010 chars)

    Ready to move in! This well designed Elston plan offers 4 spacious bedrooms & 2 full bathrooms upstairs with powder room on main level. Energy efficient, double paned windows throughout the home allow natural light and easy upkeep for every room. An inviting family room downstairs opens to a spacious kitchen offering a large island with beautiful granite counter tops and additional storage. This home showcases large closets and a beautifully landscaped lawn with 3 sprinkler zones, in addition to gutters on around the home. Smart home features are included to 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, full set of stainless-steel Whirlpool kitchen appliances included! Homes at Belle Meade at Sage Creek have it all: convenient location, close to great schools, and low property taxes!Stock photos are of like home.

17. 2024-03-23
    listed $284,640 Active

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$382/yr (+$32/mo · 32.7%)

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

Taxation est. · year 1

• Rental income: $28,382
• − Mortgage interest: −$15,745
• − Property taxes: −$1,169
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − HOA: −$492
• − Depreciation: −$8,177
• Taxable loss: −$3,148
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $2,422/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

-4.4% since first listed

17 events — show timeline

• 2024-12-23 Sold (MLS) $272,000 Hive MLS
• 2024-12-23 Sold (MLS) $272,000 Hive MLS
• 2024-11-26 Pending — AMLS
• 2024-11-02 Price Changed $272,000 AMLS
• 2024-08-24 Price Changed $270,000 AMLS
• 2024-07-31 Relisted — AMLS
• 2024-07-19 Price Changed $272,000 AMLS
• 2024-06-09 Pending — AMLS
• 2024-04-19 Price Changed $273,640 AMLS
• 2024-03-30 Listing Removed — Hive MLS
• 2024-03-30 Listing Removed — Hive MLS
• 2024-03-29 Listed $272,640 Hive MLS
• 2024-03-29 Listed $272,640 Hive MLS
• 2024-03-28 Price Changed $272,640 AMLS
• 2024-03-28 Listed $272,000 Hive MLS
• 2024-03-28 Listed $272,000 Hive MLS
• 2024-03-23 Listed $284,640 AMLS

Property tax history

+321.8%/yr

Latest (2025): $1,169 · +88.9% YoY. Source: county tax records.