4605 Crimson Pass · Graniteville, SC 29829

$296,540

4 bd · 2.0 ba · 1,776 sqft · SingleFamily

Built 2026 7,405 sqft lot $29/mo HOA · 1% of rent

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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
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Highland Hills is an incredible swim community with private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! This stunning 4-bedroom, 2-bathroom home, featuring the popular Cali floor plan, offers 1,776 sq. ft. of thoughtfully designed living space on a beautifully flat lot. Step inside to discover a spacious open-concept layout--perfect for relaxing or entertaining. The gourmet kitchen is a chef's dream, featuring granite countertops, a large island, a walk-in pantry, and stylish Deco lighting, allowing you to personalize your ambiance. The primary suite is tucked away from the other bedrooms, offering a private retreat with a luxurious en-suite bath. This smart home is equipped with an industry-leading suite of smart home products, ensuring you stay connected to what matters most. Additional features include 2-inch white cordless blinds throughout, gutters, and energy-efficient design. Located in Highland Hills, an amenity-rich swim community, residents enjoy access to a private neighborhood pool, cabana, playground, basketball court, sidewalks, and streetlights. Plus, with top-rated schools and I-20 less than a mile away, commuting and daily conveniences are just minutes from your doorstep! The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

Key facts

• 7,405 sq ft lot
• Garage
• Community pool

🏗️ New construction. The $296,540 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,608.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (28.4% below list).
• Recommended offer: $212k (28.4% 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: 299 active listings in the ZIP; 11 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).
• This rent runs 30% 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 $25k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $212,453 (28.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $280,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4482 Crimson Pass	0.07mi	4/2.0	1,776 (0%)	2mo	$296,570	$167	95
4459 Crimson Pass	0.08mi	4/2.0	1,776 (0%)	4mo	$301,670	$170	93
4416 Crimson Pass	0.10mi	4/2.0	1,776 (0%)	4mo	$296,570	$167	92
4405 Crimson Pass	0.15mi	4/2.0	1,776 (0%)	5mo	$300,130	$169	89
4436 Crimson Pass	0.09mi	3/2.0 (-1)	1,714 (-4%)	4mo	$282,930	$165	82
2022 Chromite Dr	0.12mi	3/2.5 (-1)	1,663 (-6%)	2mo	$262,175	$158	75
4354 Crimson Pass	0.14mi	3/2.5 (-1)	1,663 (-6%)	3mo	$260,230	$156	74
4276 Crimson Pass	0.15mi	4/2.5	1,929 (+9%)	6mo	$285,470	$148	72
4368 Crimson Pass	0.13mi	4/2.5	1,976 (+11%)	2mo	$285,930	$145	71
4314 Crimson Pass	0.15mi	3/2.5 (-1)	1,663 (-6%)	5mo	$260,230	$156	71
3158 Carmine Ave	0.48mi	4/2.0	1,768 (-0%)	7mo	$265,000	$150	71
6201 Vermilion Loop Rd	0.52mi	4/2.0	1,768 (-0%)	6mo	$270,000	$153	70

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: 17.5%
• Equity multiple: 2.32×
• Total profit: $104,043
• Equity at exit: $220,482

10-year hold

• IRR: 16.6%
• Equity multiple: 5.02×
• Total profit: $316,114
• Equity at exit: $444,803

Cash invested: $78,570 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,472
• Tax est. 1.5%: −$351 /mo · $4,209/yr
• Insurance: −$117
• HOA: −$29
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-290

Break-even live

Break-even rent $2,491

Max offer price $238,668

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-193	+0% $-290	+5% $-387	+10% $-484
Rent	-10% $-458	-5% $-374	+0% $-290	+5% $-206	+10% $-122
Rate	-1.0pp $-149	-0.5pp $-218	base $-290	+0.5pp $-363	+1.0pp $-437

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: $70,152
• Closing costs: $8,418
• 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	14d	1	0.71mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.71mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.73mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	14d	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	21d	1	0.83mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	14d	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	$2,199	$1.24	14d	5	1.17mi

HOA detail

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

Listing history 9 events

1. 2026-06-09
   remarks 699-char remark
2. 2026-06-09
   pricedays on marketlisting id $296,540 Pending
3. 2026-04-15
   status Pending

   Show marketing remark (1446 chars)

   Highland Hills is an incredible swim community with private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! This stunning 4-bedroom, 2-bathroom home, featuring the popular Cali floor plan, offers 1,776 sq. ft. of thoughtfully designed living space on a beautifully flat lot. Step inside to discover a spacious open-concept layout--perfect for relaxing or entertaining. The gourmet kitchen is a chef's dream, featuring granite countertops, a large island, a walk-in pantry, and stylish Deco lighting, allowing you to personalize your ambiance. The primary suite is tucked away from the other bedrooms, offering a private retreat with a luxurious en-suite bath. This smart home is equipped with an industry-leading suite of smart home products, ensuring you stay connected to what matters most. Additional features include 2-inch white cordless blinds throughout, gutters, and energy-efficient design. Located in Highland Hills, an amenity-rich swim community, residents enjoy access to a private neighborhood pool, cabana, playground, basketball court, sidewalks, and streetlights. Plus, with top-rated schools and I-20 less than a mile away, commuting and daily conveniences are just minutes from your doorstep! The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

4. 2026-04-15
   historical

   Show marketing remark (1446 chars)

   Highland Hills is an incredible swim community with private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! This stunning 4-bedroom, 2-bathroom home, featuring the popular Cali floor plan, offers 1,776 sq. ft. of thoughtfully designed living space on a beautifully flat lot. Step inside to discover a spacious open-concept layout--perfect for relaxing or entertaining. The gourmet kitchen is a chef's dream, featuring granite countertops, a large island, a walk-in pantry, and stylish Deco lighting, allowing you to personalize your ambiance. The primary suite is tucked away from the other bedrooms, offering a private retreat with a luxurious en-suite bath. This smart home is equipped with an industry-leading suite of smart home products, ensuring you stay connected to what matters most. Additional features include 2-inch white cordless blinds throughout, gutters, and energy-efficient design. Located in Highland Hills, an amenity-rich swim community, residents enjoy access to a private neighborhood pool, cabana, playground, basketball court, sidewalks, and streetlights. Plus, with top-rated schools and I-20 less than a mile away, commuting and daily conveniences are just minutes from your doorstep! The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

5. 2026-04-15
   historical 1446-char remark

   Show marketing remark (1446 chars)

   Highland Hills is an incredible swim community with private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! This stunning 4-bedroom, 2-bathroom home, featuring the popular Cali floor plan, offers 1,776 sq. ft. of thoughtfully designed living space on a beautifully flat lot. Step inside to discover a spacious open-concept layout--perfect for relaxing or entertaining. The gourmet kitchen is a chef's dream, featuring granite countertops, a large island, a walk-in pantry, and stylish Deco lighting, allowing you to personalize your ambiance. The primary suite is tucked away from the other bedrooms, offering a private retreat with a luxurious en-suite bath. This smart home is equipped with an industry-leading suite of smart home products, ensuring you stay connected to what matters most. Additional features include 2-inch white cordless blinds throughout, gutters, and energy-efficient design. Located in Highland Hills, an amenity-rich swim community, residents enjoy access to a private neighborhood pool, cabana, playground, basketball court, sidewalks, and streetlights. Plus, with top-rated schools and I-20 less than a mile away, commuting and daily conveniences are just minutes from your doorstep! The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

6. 2026-03-18
   status Pending
7. 2026-03-12
   listed $296,540 Active

   Show marketing remark (1446 chars)

   Highland Hills is an incredible swim community with private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! This stunning 4-bedroom, 2-bathroom home, featuring the popular Cali floor plan, offers 1,776 sq. ft. of thoughtfully designed living space on a beautifully flat lot. Step inside to discover a spacious open-concept layout--perfect for relaxing or entertaining. The gourmet kitchen is a chef's dream, featuring granite countertops, a large island, a walk-in pantry, and stylish Deco lighting, allowing you to personalize your ambiance. The primary suite is tucked away from the other bedrooms, offering a private retreat with a luxurious en-suite bath. This smart home is equipped with an industry-leading suite of smart home products, ensuring you stay connected to what matters most. Additional features include 2-inch white cordless blinds throughout, gutters, and energy-efficient design. Located in Highland Hills, an amenity-rich swim community, residents enjoy access to a private neighborhood pool, cabana, playground, basketball court, sidewalks, and streetlights. Plus, with top-rated schools and I-20 less than a mile away, commuting and daily conveniences are just minutes from your doorstep! The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

8. 2026-03-12
   listed $296,540 1446-char remark

   Show marketing remark (1446 chars)

   Highland Hills is an incredible swim community with private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! This stunning 4-bedroom, 2-bathroom home, featuring the popular Cali floor plan, offers 1,776 sq. ft. of thoughtfully designed living space on a beautifully flat lot. Step inside to discover a spacious open-concept layout--perfect for relaxing or entertaining. The gourmet kitchen is a chef's dream, featuring granite countertops, a large island, a walk-in pantry, and stylish Deco lighting, allowing you to personalize your ambiance. The primary suite is tucked away from the other bedrooms, offering a private retreat with a luxurious en-suite bath. This smart home is equipped with an industry-leading suite of smart home products, ensuring you stay connected to what matters most. Additional features include 2-inch white cordless blinds throughout, gutters, and energy-efficient design. Located in Highland Hills, an amenity-rich swim community, residents enjoy access to a private neighborhood pool, cabana, playground, basketball court, sidewalks, and streetlights. Plus, with top-rated schools and I-20 less than a mile away, commuting and daily conveniences are just minutes from your doorstep! The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

9. 2026-03-12
   listed $305,570 Active

   Show marketing remark (1446 chars)

   Highland Hills is an incredible swim community with private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! This stunning 4-bedroom, 2-bathroom home, featuring the popular Cali floor plan, offers 1,776 sq. ft. of thoughtfully designed living space on a beautifully flat lot. Step inside to discover a spacious open-concept layout--perfect for relaxing or entertaining. The gourmet kitchen is a chef's dream, featuring granite countertops, a large island, a walk-in pantry, and stylish Deco lighting, allowing you to personalize your ambiance. The primary suite is tucked away from the other bedrooms, offering a private retreat with a luxurious en-suite bath. This smart home is equipped with an industry-leading suite of smart home products, ensuring you stay connected to what matters most. Additional features include 2-inch white cordless blinds throughout, gutters, and energy-efficient design. Located in Highland Hills, an amenity-rich swim community, residents enjoy access to a private neighborhood pool, cabana, playground, basketball court, sidewalks, and streetlights. Plus, with top-rated schools and I-20 less than a mile away, commuting and daily conveniences are just minutes from your doorstep! The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

ⓘ 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: $25,494
• − Mortgage interest: −$15,718
• − Property taxes: −$4,209
• − Insurance: −$1,403
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$348
• − Depreciation: −$8,163
• Taxable loss: −$8,426
• Est. tax savings @ 24.0%: +$2,022
• After-tax cash flow: $-1,456/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: 931
• 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

+3.0% since first listed

7 events — show timeline

• 2026-04-15 Pending — Hive MLS
• 2026-04-15 Listing Removed — Hive MLS
• 2026-04-15 Listing Removed — Hive MLS
• 2026-03-18 Pending — AMLS
• 2026-03-12 Listed $305,570 AMLS
• 2026-03-12 Listed $296,540 Hive MLS
• 2026-03-12 Listed $296,540 Hive MLS