6093 Village West Ln · Graniteville, SC 29829

$190,000

3 bd · 2.0 ba · 1,376 sqft · Townhouse public records

Built 2010 4,356 sqft lot Est $205k · 7% under $47/mo HOA · 2% of rent

---

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 +27.1/30.0
• ARV discount +10.8/15.0
• DSCR +9.4/10.0
• Appreciation +9.2/10.0
• 1% rule +6.4/10.0
• 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

Welcome to 6093 West Village Lane a well-maintained home offering comfort, space, and convenience all in one great location. With an inviting layout and easy flow, this home is perfect for relaxing or entertaining, and it's ideally located just minutes from the interstate with quick access to Fort Eisenhower, SRS (Savannah River Site), and the downtown Cyber Center. Convenience, location, and value all in one schedule your showing today.

Key facts

• 4,356 sq ft lot
• Built 2010

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.7% vs local median 5.7% 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; 5 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 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

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: 1.14% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $205,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6005 Village West Ln	0.18mi	3/2.0	1,385 (+1%)	11mo	$195,000	$141	82
1014 Quaint Parish Circle Cir	0.18mi	3/2.5	1,435 (+4%)	5mo	$210,930	$147	78
1036 Quaint Parish Cir	0.20mi	3/2.5	1,435 (+4%)	6mo	$210,930	$147	76
1026 Quaint Parish Cir	0.19mi	3/2.5	1,435 (+4%)	8mo	$215,930	$150	76
1032 Quaint Parish Cir	0.19mi	3/2.5	1,435 (+4%)	8mo	$215,930	$150	75
806 Quaint Parish Cir	0.23mi	3/2.5	1,435 (+4%)	7mo	$215,000	$150	74
1004 Quaint Parish Cir	0.17mi	3/2.5	1,435 (+4%)	12mo	$217,435	$152	73
1037 Quaint Parish Cir	0.21mi	3/2.5	1,435 (+4%)	10mo	$209,430	$146	73
1008 Quaint Parish Cir	0.17mi	3/2.5	1,435 (+4%)	13mo	$213,045	$148	72
996 Quaint Parish Cir	0.17mi	3/2.5	1,435 (+4%)	13mo	$214,045	$149	72
887 Quaint Parish Cir	0.22mi	3/2.5	1,435 (+4%)	11mo	$213,545	$149	72
979 Quaint Parish Cir	0.20mi	3/2.5	1,435 (+4%)	12mo	$212,670	$148	71

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: 30.1%
• Equity multiple: 3.20×
• Total profit: $116,965
• Equity at exit: $149,289

10-year hold

• IRR: 26.7%
• Equity multiple: 6.91×
• Total profit: $314,197
• Equity at exit: $301,176

Cash invested: $53,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$996
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$79
• HOA: −$47
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $536

Break-even live

Break-even rent $1,480

Max offer price $190,000

Occupancy floor 70%

Sensitivity live

Price	-10% $643	-5% $589	+0% $536	+5% $482	+10% $428
Rent	-10% $365	-5% $450	+0% $536	+5% $621	+10% $706
Rate	-1.0pp $631	-0.5pp $584	base $536	+0.5pp $486	+1.0pp $436

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$1,989	$1.12	15d	5	0.19mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	24d	1	0.26mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	24d	1	0.27mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	22d	1	0.65mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	22d	1	0.66mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 21 events

1. 2026-04-29
   soldstatus $187,000
2. 2026-03-27
   status Pending

   Show marketing remark (441 chars)

   Welcome to 6093 West Village Lane a well-maintained home offering comfort, space, and convenience all in one great location. With an inviting layout and easy flow, this home is perfect for relaxing or entertaining, and it's ideally located just minutes from the interstate with quick access to Fort Eisenhower, SRS (Savannah River Site), and the downtown Cyber Center. Convenience, location, and value all in one schedule your showing today.

3. 2026-03-27
   status Pending

   Show marketing remark (441 chars)

   Welcome to 6093 West Village Lane a well-maintained home offering comfort, space, and convenience all in one great location. With an inviting layout and easy flow, this home is perfect for relaxing or entertaining, and it's ideally located just minutes from the interstate with quick access to Fort Eisenhower, SRS (Savannah River Site), and the downtown Cyber Center. Convenience, location, and value all in one schedule your showing today.

4. 2026-03-27
   historical 441-char remark

   Show marketing remark (441 chars)

   Welcome to 6093 West Village Lane a well-maintained home offering comfort, space, and convenience all in one great location. With an inviting layout and easy flow, this home is perfect for relaxing or entertaining, and it's ideally located just minutes from the interstate with quick access to Fort Eisenhower, SRS (Savannah River Site), and the downtown Cyber Center. Convenience, location, and value all in one schedule your showing today.

5. 2026-03-18
   historical Active Under Contract
6. 2026-03-17
   historical
7. 2026-03-02
   listed $190,000 Active

   Show marketing remark (441 chars)

   Welcome to 6093 West Village Lane a well-maintained home offering comfort, space, and convenience all in one great location. With an inviting layout and easy flow, this home is perfect for relaxing or entertaining, and it's ideally located just minutes from the interstate with quick access to Fort Eisenhower, SRS (Savannah River Site), and the downtown Cyber Center. Convenience, location, and value all in one schedule your showing today.

8. 2026-03-02
   listed $190,000 Active

   Show marketing remark (441 chars)

   Welcome to 6093 West Village Lane a well-maintained home offering comfort, space, and convenience all in one great location. With an inviting layout and easy flow, this home is perfect for relaxing or entertaining, and it's ideally located just minutes from the interstate with quick access to Fort Eisenhower, SRS (Savannah River Site), and the downtown Cyber Center. Convenience, location, and value all in one schedule your showing today.

9. 2026-03-02
   listed $190,000 441-char remark

   Show marketing remark (441 chars)

   Welcome to 6093 West Village Lane a well-maintained home offering comfort, space, and convenience all in one great location. With an inviting layout and easy flow, this home is perfect for relaxing or entertaining, and it's ideally located just minutes from the interstate with quick access to Fort Eisenhower, SRS (Savannah River Site), and the downtown Cyber Center. Convenience, location, and value all in one schedule your showing today.

10. 2019-07-23
    soldstatus $120,000
11. 2019-06-28
    soldstatus $120,000
12. 2019-05-22
    listed $124,900
13. 2017-08-07
    soldstatus $109,500
14. 2017-08-04
    soldstatus $109,500
15. 2017-04-01
    listed $110,000
16. 2011-07-29
    soldstatus $100,000
17. 2011-07-29
    soldstatus $100,000
18. 2011-07-29
    soldstatus $100,000
19. 2010-11-15
    listed $97,000
20. 2010-11-15
    listed $97,000
21. 2010-11-15
    listed $97,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: +$526/yr (+$44/mo · 94.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $25,890
• − Mortgage interest: −$10,643
• − Property taxes: −$557
• − Insurance: −$950
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$564
• − Depreciation: −$5,527
• Taxable income: $3,507
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $5,585/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

+92.8% since first listed

21 events — show timeline

• 2026-04-29 Sold (Public Records) $187,000 Public Records
• 2026-03-27 Pending — Hive MLS
• 2026-03-27 Pending — AMLS
• 2026-03-27 Listing Removed — Hive MLS
• 2026-03-18 Contingent — AMLS
• 2026-03-17 Listing Removed — Hive MLS
• 2026-03-02 Listed $190,000 Hive MLS
• 2026-03-02 Listed $190,000 AMLS
• 2026-03-02 Listed $190,000 Hive MLS
• 2019-07-23 Sold (Public Records) $120,000 Public Records
• 2019-06-28 Sold (MLS) $120,000 AMLS
• 2019-05-22 Listed $124,900 AMLS
• 2017-08-07 Sold (Public Records) $109,500 Public Records
• 2017-08-04 Sold (MLS) $109,500 AMLS
• 2017-04-01 Listed $110,000 AMLS
• 2011-07-29 Sold (MLS) $100,000 Hive MLS
• 2011-07-29 Sold (MLS) $100,000 AMLS
• 2011-07-29 Sold (MLS) $100,000 Hive MLS
• 2010-11-15 Listed $97,000 Hive MLS
• 2010-11-15 Listed $97,000 AMLS
• 2010-11-15 Listed $97,000 Hive MLS

Property tax history

+1.4%/yr

Latest (2025): $557 · +0.0% YoY. Source: county tax records.