564 Slim Cypress Run #20 · Graniteville, SC 29829

$187,990

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 129 Days on market

Built 2026 Est $193k · at est.

---

Why this score? — see what drove the B- 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 +23.0/30.0
• Appreciation +9.2/10.0
• ARV discount +8.7/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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 Aspen offers a beautifully designed living space that maximizes space while keeping everyday living comfortable. From the front entry, the foyer opens into an open kitchen, dining area, and great room, creating a main living space that feels open but connected. The kitchen includes an island and pantry storage, with clear sightlines into the dining and living areas. A rear patio extends the living space outdoors, while a conveniently placed powder room and storage closet completes the main level. This floor plan features 1,305 square feet, 3 bedrooms, and 2.5 bathrooms, with all bedrooms located on the second floor for added separation from the main living areas. Upstairs, the primary s

Key facts

• Outside storage
• Private patio
• Move in ready

Tags

• MOVE IN READY
• PLANTATION ISLAND KITCHEN
• WALK IN PANTRY
• PRIVATE PATIO
• UPSTAIRS LAUNDRY ROOM
• OUTSIDE STORAGE

Property features AI

Finance

• Financial info: List price $191,155

Exterior

• Home design: Condominium/Townhome style (unit #20); Address: 564 Slim Cypress Run, Graniteville, SC 29829
• Exterior features: Living area approximately 1,305

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec home (Aspen plan); Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $188k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.9% 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: schools F, amenities F, commute 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.
• Market conditions: 299 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $17k of equity ($1k loan paydown + $16k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,431 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $193,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 Slim Cypress Run	0.02mi	3/2.5	1,305 (0%)	3mo	$192,790	$148	97

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: 26.6%
• Equity multiple: 2.96×
• Total profit: $103,270
• Equity at exit: $147,709

10-year hold

• IRR: 23.8%
• Equity multiple: 6.40×
• Total profit: $284,224
• Equity at exit: $297,990

Cash invested: $52,637 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $333

Break-even live

Break-even rent $1,645

Max offer price $187,990

Occupancy floor 79%

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: $46,998
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	23d	1	0.04mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	14d	1	0.05mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	21d	1	0.06mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	23d	1	0.06mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.10mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	14d	1	0.10mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.12mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	14d	1	0.12mi
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	23d	1	0.14mi

Listing history 14 events

1. 2026-06-18
   days on market $187,990 Active 129 DOM
2. 2026-06-17
   days on market $187,990 Active 128 DOM
3. 2026-06-16
   days on market $187,990 Active 127 DOM
4. 2026-06-15
   days on market $187,990 Active 126 DOM
5. 2026-06-14
   days on market $187,990 Active 124 DOM
6. 2026-06-13
   price $187,990 Active 123 DOM
7. 2026-06-09
   days on market $189,990 Active 123 DOM
8. 2026-06-08
   days on market $189,990 Active 122 DOM
9. 2026-06-07
   days on market $189,990 Active 121 DOM
10. 2026-06-03
    days on market $189,990 Active 117 DOM
11. 2026-06-02
    days on market $189,990 Active 116 DOM
12. 2026-06-01
    days on market $189,990 Active 115 DOM
13. 2026-05-31
    days on market $189,990 Active 114 DOM
14. 2026-05-30
    days on market $189,990 Active 113 DOM

ⓘ 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: $24,791
• − Mortgage interest: −$10,530
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$5,469
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $3,739/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