4049 Stone Pass Dr · Graniteville, SC 29829

$240,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 1 Days on market

Built 2008 8,276 sqft lot Est $258k · 7% under $38/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 +19.5/30.0
• ARV discount +10.7/15.0
• Appreciation +9.2/10.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• 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

Please visit our Sales Center/Model Home in The Pass At Sage Creek.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2008

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $450 (about $37.50/month)

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Utilities: see remarks
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built for residential use
• Exterior features: Patio; Fenced yard; Paved road access

Interior

• Bedrooms: 8 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating available (details: see remarks)
• Interior features: See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $273 ($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 $218k (9.1% below list).
• Recommended offer: $218k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 6 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).
• This rent runs 31% 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 $22k of equity ($2k loan paydown + $20k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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.
• Current owner paid $139k; list at $240k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; major 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 $218,210 (9.1% 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: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $258,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4091 Stone Pass Dr	0.09mi	3/2.0	1,550 (-5%)	4mo	$249,900	$161	85
4114 Stone Pass Dr	0.12mi	3/2.0	1,561 (-4%)	6mo	$245,999	$158	83
4046 Stone Pass Dr	0.03mi	3/2.0	1,536 (-5%)	10mo	$244,900	$159	81
4104 Stone Pass Dr	0.10mi	3/2.0	1,495 (-8%)	3mo	$238,900	$160	79
3044 Rockwell Ct	0.26mi	3/2.0	1,606 (-1%)	10mo	$250,000	$156	77
4128 Stone Pass Dr	0.16mi	3/2.0	1,551 (-4%)	16mo	$232,000	$150	72
727 Turning Crest Ln	0.46mi	3/2.0	1,665 (+2%)	3mo	$250,000	$150	72
2018 Winding Trail Rd	0.39mi	3/2.0	1,506 (-7%)	2mo	$250,000	$166	69
150 Almond Dr	0.63mi	3/2.0	1,656 (+2%)	1mo	$257,000	$155	67
207 Almond Dr	0.68mi	3/2.0	1,662 (+2%)	4mo	$250,000	$150	62
8096 Cozy Knl	0.65mi	3/2.0	1,532 (-6%)	4mo	$251,500	$164	58
2185 Winding Trail Rd	0.33mi	3/2.0	1,466 (-10%)	15mo	$235,000	$160	56

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: 24.5%
• Equity multiple: 2.82×
• Total profit: $122,007
• Equity at exit: $188,575

10-year hold

• IRR: 22.1%
• Equity multiple: 6.08×
• Total profit: $341,260
• Equity at exit: $380,433

Cash invested: $67,200 (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: $2,182 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$100
• HOA: −$38
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $273

Break-even live

Break-even rent $1,837

Max offer price $240,000

Occupancy floor 82%

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: $60,000
• Closing costs: $7,200
• 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	23d	1	0.02mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$1,989	$1.12	14d	5	0.46mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	23d	1	0.52mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	0.62mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	0.75mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	0.76mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 2 events

1. 2026-06-17
   remarks 516-char remark
2. 2026-06-17
   listed $240,000 Active 1 DOM

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$713/yr (+$59/mo · 108.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $26,185
• − Mortgage interest: −$13,444
• − Property taxes: −$655
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$456
• − Depreciation: −$6,982
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $3,450/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

+79.0% since first listed

7 events — show timeline

• 2026-06-17 Listed $240,000 AMLS
• 2008-07-28 Sold (MLS) $139,073 Hive MLS
• 2008-07-28 Sold (MLS) $139,073 Hive MLS
• 2008-07-28 Sold (MLS) $139,073 AMLS
• 2008-03-24 Listed $134,100 Hive MLS
• 2008-03-24 Listed $134,100 Hive MLS
• 2008-03-24 Listed $134,100 AMLS

Property tax history

+1.0%/yr

Latest (2025): $655 · +0.0% YoY. Source: county tax records.