4618 Crimson Pass · Graniteville, SC 29829

$283,000

3 bd · 2.0 ba · 1,714 sqft · SingleFamily · 41 Days on market

Built 2026 Good condition $29/mo HOA · 1% of rent ↓ 3% since listing

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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).

• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0

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. The Aria. Gather round the chef inspired kitchen that flows into the family room and a casual dining area where friends and family can linger. Escape to a private bedroom suite with spa-like bath, spacious secondary bedrooms invite natural light and features plenty of extra storage. 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. Photos used for illustrative purposes do not depict actual homes.

Key facts

• Spa-like bath
• Extra storage
• Smart home products

Tags

• PRIVATE NEIGHBORHOOD POOL
• CHEF INSPIRED KITCHEN
• PRIVATE BEDROOM SUITE
• SPA-LIKE BATH
• EXTRA STORAGE
• SMART HOME PRODUCTS

🏗️ New construction. The $283,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,810.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (29.1% below list).
• Recommended offer: $201k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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; 11 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 $26k 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.
• 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 41 days — a 3% lower offer ($275k) 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 $200,658 (29.1% 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 41 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: 0.71% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $282,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4436 Crimson Pass	0.09mi	3/2.0	1,714 (0%)	4mo	$282,930	$165	93
2022 Chromite Dr	0.14mi	3/2.5	1,663 (-3%)	2mo	$262,175	$158	85
4354 Crimson Pass	0.14mi	3/2.5	1,663 (-3%)	3mo	$260,230	$156	84
4482 Crimson Pass	0.07mi	4/2.0 (+1)	1,776 (+4%)	2mo	$296,570	$167	84
4459 Crimson Pass	0.09mi	4/2.0 (+1)	1,776 (+4%)	4mo	$301,670	$170	82
4314 Crimson Pass	0.16mi	3/2.5	1,663 (-3%)	5mo	$260,230	$156	82
4416 Crimson Pass	0.10mi	4/2.0 (+1)	1,776 (+4%)	4mo	$296,570	$167	81
4405 Crimson Pass	0.17mi	4/2.0 (+1)	1,776 (+4%)	5mo	$300,130	$169	77
2274 Chromite Dr	0.10mi	4/2.0 (+1)	1,774 (+4%)	9mo	$300,720	$170	77
3158 Carmine Ave	0.51mi	4/2.0 (+1)	1,768 (+3%)	7mo	$265,000	$150	60
4276 Crimson Pass	0.17mi	4/2.5 (+1)	1,929 (+12%)	6mo	$285,470	$148	60
6201 Vermilion Loop Rd	0.55mi	4/2.0 (+1)	1,768 (+3%)	6mo	$270,000	$153	59

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: 16.3%
• Equity multiple: 2.24×
• Total profit: $98,098
• Equity at exit: $222,212

10-year hold

• IRR: 15.7%
• Equity multiple: 4.84×
• Total profit: $303,995
• Equity at exit: $448,293

Cash invested: $79,187 (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: $2,007 high
• Mortgage (P&I): −$1,483
• Tax est. 1.5%: −$354 /mo · $4,242/yr
• Insurance: −$118
• HOA: −$29
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-398

Break-even live

Break-even rent $2,511

Max offer price $225,184

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-301	+0% $-398	+5% $-496	+10% $-594
Rent	-10% $-557	-5% $-477	+0% $-398	+5% $-319	+10% $-240
Rate	-1.0pp $-256	-0.5pp $-326	base $-398	+0.5pp $-472	+1.0pp $-546

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: $70,702
• Closing costs: $8,484
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	24d	1	0.71mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	15d	1	0.71mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	22d	1	0.71mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	22d	1	0.73mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	15d	1	0.73mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	24d	1	0.83mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	22d	1	0.83mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	15d	1	0.83mi
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	24d	1	0.83mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	24d	1	1.07mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$1,989	$1.12	15d	5	1.17mi

HOA detail

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

Listing history 25 events

1. 2026-06-21
   days on market $283,000 Active 41 DOM
2. 2026-06-18
   days on market $283,000 Active 38 DOM
3. 2026-06-17
   price $283,000 Active 37 DOM
4. 2026-06-17
   days on market $282,930 Active 37 DOM
5. 2026-06-16
   days on market $282,930 Active 36 DOM
6. 2026-06-15
   days on market $282,930 Active 35 DOM
7. 2026-06-14
   days on market $282,930 Active 33 DOM
8. 2026-06-13
   days on market $282,930 Active 32 DOM
9. 2026-06-10
   days on market $282,930 Active 30 DOM
10. 2026-06-09
    days on market $282,930 Active 29 DOM
11. 2026-06-09
    remarks 699-char remark
12. 2026-06-08
    days on market $282,930 Active 28 DOM
13. 2026-06-07
    days on market $282,930 Active 27 DOM
14. 2026-06-03
    days on market $282,930 Active 23 DOM
15. 2026-06-03
    pricedays on marketlisting id $282,930 Active 22 DOM
16. 2026-06-02
    days on market $291,930 Active 48 DOM
17. 2026-06-01
    days on market $291,930 Active 47 DOM
18. 2026-05-31
    days on market $291,930 Active 46 DOM
19. 2026-05-30
    days on market $291,930 Active 45 DOM
20. 2026-05-11
    historical
21. 2026-05-07
    price $282,830
22. 2026-04-15
    listed $291,930 Active
23. 2026-04-15
    price $291,830
24. 2026-03-12
    listed $291,930 Active

    Show marketing remark (797 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. The Aria. Gather round the chef inspired kitchen that flows into the family room and a casual dining area where friends and family can linger. Escape to a private bedroom suite with spa-like bath, spacious secondary bedrooms invite natural light and features plenty of extra storage. 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. Photos used for illustrative purposes do not depict actual homes.

25. 2026-03-12
    listed $282,830 Active 797-char remark

    Show marketing remark (797 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. The Aria. Gather round the chef inspired kitchen that flows into the family room and a casual dining area where friends and family can linger. Escape to a private bedroom suite with spa-like bath, spacious secondary bedrooms invite natural light and features plenty of extra storage. 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. Photos used for illustrative purposes do not depict actual homes.

ⓘ 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: $24,079
• − Mortgage interest: −$15,842
• − Property taxes: −$4,242
• − Insurance: −$1,414
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$348
• − Depreciation: −$8,227
• Taxable loss: −$9,847
• Est. tax savings @ 24.0%: +$2,363
• After-tax cash flow: $-2,416/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 amenities and a well-maintained exterior. Smart home system and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Smart home system — enhances convenience and energy efficiency
• Both Landscaping — improves curb appeal and adds value
• Both Painting — refreshes the interior and exterior

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home system — enhances convenience and energy efficiency ↑
• Both Landscaping — improves curb appeal and adds value ↑
• Both Painting — refreshes the interior and exterior ↑

ⓘ 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: 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

-3.1% since first listed

6 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $282,830 Hive MLS
• 2026-04-15 Listed $291,930 AMLS
• 2026-04-15 Price Changed $291,830 Hive MLS
• 2026-03-12 Listed $282,830 Hive MLS
• 2026-03-12 Listed $291,930 Hive MLS