322 Geranium St · Graniteville, SC 29829

$264,900

4 bd · 3.0 ba · 2,353 sqft · SingleFamily public records · 10 Days on market

Built 2019 Good condition 9,583 sqft lot Est $282k · 6% under $47/mo HOA · 2% of rent

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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 +19.2/30.0
• ARV discount +10.3/15.0
• Appreciation +9.2/10.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

This property is ready to be your next home! Located 10 minutes from the historic downtown district of Aiken and Augusta. Filled with local shops, restaurants and parks. The community offers great schools and near several major employers (SRS, Fort Gordon, Bridgestone, medical districts). Turn this 4 bedroom, 2 full bath, 1 half bath open floor plan into your new home. Granite countertops, luxury vinyl plank flooring and low maintenance fireplace. This home offers all the space for entertaining inside and out.

Key facts

• Open floor plan
• Granite countertops
• Great schools

Tags

• HISTORIC DOWNTOWN DISTRICT
• LOCAL SHOPS
• GREAT SCHOOLS
• MAJOR EMPLOYERS
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $286 ($3k/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 $241k (9.0% below list).
• Recommended offer: $241k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.7% in Graniteville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 5 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).

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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $196k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate 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 $241,148 (9.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $282,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3032 Walking View Ct	0.18mi	4/2.5	2,359 (+0%)	5mo	$250,000	$106	85
708 Flat Rock Ln	0.20mi	4/2.5	2,342 (-0%)	5mo	$399,000	$170	83
4055 Thimbleberry Dr	0.11mi	3/2.5 (-1)	2,273 (-3%)	12mo	$270,000	$119	72
568 Buttonwood Dr	0.36mi	4/2.5	2,232 (-5%)	1mo	$267,000	$120	72
4145 Thimbleberry Dr	0.27mi	3/2.5 (-1)	2,357 (+0%)	10mo	$273,000	$116	72
8045 Cozy Knl	0.06mi	4/2.5	2,149 (-9%)	15mo	$274,500	$128	68
8039 Red Rock Way Way	0.30mi	4/2.5	2,456 (+4%)	13mo	$287,000	$117	66
515 Twin VW Ct	0.17mi	3/2.5 (-1)	2,065 (-12%)	14mo	$257,000	$124	53
709 Turning Crest Ln	0.60mi	4/2.5	2,294 (-2%)	16mo	$256,500	$112	52
566 Village East Cir	0.51mi	5/3.0 (+1)	2,652 (+13%)	2mo	$275,000	$104	48
2841 Calli Crossing Dr	0.73mi	5/3.0 (+1)	2,361 (+0%)	16mo	$283,600	$120	47
692 Turning Crest Ln	0.55mi	3/2.5 (-1)	2,000 (-15%)	1mo	$255,000	$128	41

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: 24.3%
• Equity multiple: 2.80×
• Total profit: $133,717
• Equity at exit: $208,140

10-year hold

• IRR: 21.9%
• Equity multiple: 6.05×
• Total profit: $374,649
• Equity at exit: $419,903

Cash invested: $74,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$110
• HOA: −$47
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $286

Break-even live

Break-even rent $2,050

Max offer price $264,900

Occupancy floor 83%

Sensitivity live

Price	-10% $436	-5% $361	+0% $286	+5% $211	+10% $136
Rent	-10% $95	-5% $191	+0% $286	+5% $381	+10% $476
Rate	-1.0pp $419	-0.5pp $353	base $286	+0.5pp $217	+1.0pp $147

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	15d	1	0.05mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	22d	1	0.11mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	22d	1	0.15mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	24d	1	0.63mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	15d	5	0.65mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 15 events

1. 2026-05-21
   status Pending
2. 2026-05-04
   price $264,900
3. 2026-04-15
   price $279,900
4. 2026-01-16
   status Active
5. 2026-01-12
   status Pending
6. 2026-01-12
   historical
7. 2025-09-22
   listed $264,900 Active
8. 2025-09-22
   listed $285,000 Active
9. 2025-06-27
   price $298,000
10. 2019-12-20
    soldstatus $196,000
11. 2019-12-20
    soldstatus $196,000
12. 2019-12-20
    soldstatus $196,000
13. 2019-05-20
    listed $199,000
14. 2019-05-19
    listed $199,000
15. 2019-05-19
    listed $199,000

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$639/yr (+$53/mo · 73.3%)

ⓘ 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 5/10 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: $28,938
• − Mortgage interest: −$14,839
• − Property taxes: −$871
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − HOA: −$564
• − Depreciation: −$7,706
• Taxable loss: −$996
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $3,670/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 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is ready to be your next home and offers all the space for entertaining inside and out. The home has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New lighting fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New lighting fixtures — Enhances functionality and aesthetics ↑

ⓘ 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

+33.1% since first listed

15 events — show timeline

• 2026-05-21 Pending — Hive MLS
• 2026-05-04 Price Changed $264,900 Hive MLS
• 2026-04-15 Price Changed $279,900 Hive MLS
• 2026-01-16 Relisted — Hive MLS
• 2026-01-12 Pending — Hive MLS
• 2026-01-12 Listing Removed — Hive MLS
• 2025-09-22 Listed $285,000 Hive MLS
• 2025-09-22 Listed $264,900 Hive MLS
• 2025-06-27 Price Changed $298,000 AMLS
• 2019-12-20 Sold (MLS) $196,000 Hive MLS
• 2019-12-20 Sold (MLS) $196,000 AMLS
• 2019-12-20 Sold (MLS) $196,000 Hive MLS
• 2019-05-20 Listed $199,000 AMLS
• 2019-05-19 Listed $199,000 Hive MLS
• 2019-05-19 Listed $199,000 Hive MLS

Property tax history

-21.3%/yr

Latest (2025): $871 · +0.0% YoY. Source: county tax records.