Crestfall II Plan · Graniteville, SC 29829

$287,900

3 bd · 2.5 ba · 2,001 sqft · SingleFamily · 298 Days on market

---

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
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

The Crestfall II is a thoughtfully designed home offering 2001 square feet of comfortable living space, perfect for families. This two-story plan includes three bedrooms and 2.5 bathrooms, providing ample space and privacy. The main level features an inviting open-concept layout seamlessly blending the family room, kitchen, and dining area, creating a perfect space for family gatherings and entertaining. A covered porch extends the living area outdoors. Upstairs, a spacious owner's suite provides a private retreat, complete with a walk-in closet and a luxurious ensuite bathroom. Additional bedrooms share a well-appointed bathroom, ensuring convenience and privacy for all. A versatile loft a

Key facts

• Covered porch
• Walk-in closet
• Versatile loft area

Tags

• OPEN-CONCEPT LAYOUT
• COVERED PORCH
• WALK-IN CLOSET
• ENSUITE BATHROOM
• VERSATILE LOFT AREA
• RAISED BAR IN KITCHEN

Property features AI

Finance

• Other: Inventory type: Plan
• Financial info: List price: $287,900
• HOA & community: HOA/community details not provided

Exterior

• Parking: 2 parking spaces
• Security: Security details not provided
• Utilities: Natural gas available; Electric service available; Public or central water/sewer details not provided
• Home design: New construction plan (Crestfall II); Active listing
• Construction: Construction details not provided
• Exterior features: Property listed as the Crestfall II plan; Address: Crestfall II Plan, Re7kps Graniteville, SC 29829

Interior

• Kitchen: Plan includes standard kitchen (details not provided)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full baths and 1 half bath (2.5 total)
• Heating & cooling: Natural gas and electric forced-air heating; Central air conditioning
• Interior features: Open living area (approx. 2001 finished area)
• Laundry & utility: Laundry/utility details not provided

🏗️ New construction. The $287,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,151.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (21.6% below list).
• Recommended offer: $226k (21.6% 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: 298 active listings in the ZIP; 7 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).
• This rent runs 32% 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 $27k of equity ($2k loan paydown + $25k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,850 (21.6% 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 298 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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: 0.75% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $302,151
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 Brisbane Ct	0.02mi	3/2.5	2,001 (0%)	6mo	$302,900	$151	94
817 Brisbane Ct	0.03mi	3/2.5	2,001 (0%)	7mo	$299,900	$150	92
849 Brisbane Ct	0.05mi	3/2.5	1,766 (-12%)	2mo	$269,900	$153	76
828 Brisbane Ct	0.06mi	3/2.5	1,793 (-10%)	7mo	$269,900	$151	74
796 Brisbane Ct	0.04mi	3/2.5	1,766 (-12%)	6mo	$285,000	$161	74
746 Brisbane Ct	0.01mi	3/2.5	1,766 (-12%)	8mo	$265,000	$150	73
381 Anmore Ct	0.37mi	3/2.5	2,254 (+13%)	5mo	$251,000	$111	58
318 Mansell Park	0.57mi	3/2.5	1,792 (-10%)	3mo	$268,000	$150	54
338 Mansell Park	0.58mi	4/2.5 (+1)	2,122 (+6%)	6mo	$279,000	$131	53
4427 Hartshorn Cir	0.72mi	3/2.0	1,900 (-5%)	6mo	$308,255	$162	51
4427 Hartshorn Cir	0.72mi	3/2.0	1,900 (-5%)	6mo	$308,255	$162	51
4213 Hartshorn Cir	0.71mi	4/2.5 (+1)	1,889 (-6%)	7mo	$269,900	$143	47

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: 17.6%
• Equity multiple: 2.33×
• Total profit: $112,534
• Equity at exit: $237,409

10-year hold

• IRR: 16.7%
• Equity multiple: 5.04×
• Total profit: $341,415
• Equity at exit: $478,951

Cash invested: $84,602 (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: 298
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,585
• Tax est. 1.5%: −$378 /mo · $4,532/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-304

Break-even live

Break-even rent $2,643

Max offer price $258,179

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-199	+0% $-304	+5% $-408	+10% $-513
Rent	-10% $-482	-5% $-393	+0% $-304	+5% $-215	+10% $-125
Rate	-1.0pp $-152	-0.5pp $-227	base $-304	+0.5pp $-382	+1.0pp $-462

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: $75,538
• Closing costs: $9,065
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Delta Ln Unit 860 Aiken, SC	4.0	4.0	2336	$2,100	$0.90	16d	1	0.40mi
293 Mansell Park Aiken, SC	4.0	2.5	2386	$2,250	$0.94	23d	1	0.54mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	23d	1	0.57mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	25d	1	0.63mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	23d	1	0.94mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	23d	1	1.21mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	16d	1	1.29mi

Listing history 16 events

1. 2026-06-21
   days on market $287,900 Active 298 DOM
2. 2026-06-18
   days on market $287,900 Active 295 DOM
3. 2026-06-17
   days on market $287,900 Active 294 DOM
4. 2026-06-16
   days on market $287,900 Active 293 DOM
5. 2026-06-15
   days on market $287,900 Active 292 DOM
6. 2026-06-14
   days on market $287,900 Active 290 DOM
7. 2026-06-13
   days on market $287,900 Active 289 DOM
8. 2026-06-10
   days on market $287,900 Active 287 DOM
9. 2026-06-09
   days on market $287,900 Active 286 DOM
10. 2026-06-08
    days on market $287,900 Active 285 DOM
11. 2026-06-07
    days on market $287,900 Active 284 DOM
12. 2026-06-03
    days on market $287,900 Active 280 DOM
13. 2026-06-02
    days on market $287,900 Active 279 DOM
14. 2026-06-01
    days on market $287,900 Active 278 DOM
15. 2026-05-31
    days on market $287,900 Active 277 DOM
16. 2026-05-30
    days on market $287,900 Active 276 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: $27,102
• − Mortgage interest: −$16,925
• − Property taxes: −$4,532
• − Insurance: −$1,511
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$8,790
• Taxable loss: −$8,992
• Est. tax savings @ 24.0%: +$2,158
• After-tax cash flow: $-1,488/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