820 Feldspar Mnr · Graniteville, SC 29829

$219,500

3 bd · 2.0 ba · 1,184 sqft · Other · 4 Days on market

Built 2026 4,356 sqft lot $33/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 +20.1/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sullivan Floorplan | Byrd Village (Graniteville, SC) Welcome to the Sullivan floorplan in Byrd Village, located in Graniteville, South Carolina--a smartly designed single story, 3 bedroom, 2 bath ranch home offering 1,184 square feet of efficient, open living space plus a 1 car garage for parking and extra storage. Inside, the Sullivan is built for everyday comfort and easy entertaining. The open kitchen is centrally located beside the living room and features an island with bar stool seating, sleek cabinetry, granite countertops, and stainless steel appliances--the kind of setup buyers love for casual meals and hosting. The living room brings in natural light and opens to a back patio,

Key facts

• Sullivan floorplan
• Natural light
• Granite countertops

Tags

• SULLIVAN FLOORPLAN
• OPEN KITCHEN
• ISLAND WITH BAR STOOL SEATING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $395 (about $32.92/month); Community sidewalks

Exterior

• Parking: Attached garage with 2 garage spaces; 2 total parking spaces; Garage door opener
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Cable available; Underground utilities
• Home design: Single-family residence; One-story; Entry level on main floor; New construction; Orientation/facing direction not specified
• Construction: Fiber cement and frame construction; Composition roof; Slab foundation; Home warranty included; Built as new construction
• Exterior features: Patio; Porch; Landscaped yard; Front and rear sprinklers; Irrigation system; Paved road access; Has a view

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Walk-in closets; Kitchen island; Pantry; Garden windows; Window coverings; Insulated windows; Therapeutic whirlpool
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $274 ($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 $202k (8.1% below list).
• Recommended offer: $202k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.0% in Graniteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Graniteville Elementary (math 27%, 377 students, 100% 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 average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $20k of equity ($2k loan paydown + $18k 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $201,782 (8.1% 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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.84×
• Total profit: $113,176
• Equity at exit: $172,468

10-year hold

• IRR: 22.4%
• Equity multiple: 6.13×
• Total profit: $315,531
• Equity at exit: $347,938

Cash invested: $61,460 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,151
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$91
• HOA: −$33
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $274

Break-even live

Break-even rent $1,670

Max offer price $219,500

Occupancy floor 81%

Sensitivity live

Price	-10% $399	-5% $337	+0% $274	+5% $212	+10% $150
Rent	-10% $115	-5% $195	+0% $274	+5% $354	+10% $434
Rate	-1.0pp $385	-0.5pp $330	base $274	+0.5pp $218	+1.0pp $160

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Trestle Pass Warrenville, SC	1.0–2.0	1.0–2.0	960	$1,704	$1.77	15d	51	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 3 events

1. 2026-06-21
   days on market $219,500 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $219,500 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: $529 · $44/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$722/yr (+$60/mo · 136.5%)

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

Taxation est. · year 1

• Rental income: $24,214
• − Mortgage interest: −$12,295
• − Property taxes: −$529
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$396
• − Depreciation: −$6,385
• Taxable loss: −$364
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $3,381/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

• Census place: Graniteville, SC
• 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

1 event — show timeline

• 2026-06-17 Listed $219,500 Hive MLS

Property tax history

+4.1%/yr

Latest (2025): $529 · +8.5% YoY. Source: county tax records.