1081 Tabor Pl · Graniteville, SC 29801-0000

$258,610

4 bd · 2.5 ba · 2,137 sqft · SingleFamily · 118 Days on market

Built 2026 Fair condition 4,356 sqft lot Est $291k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +10.4/30.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

The Harper floor plan combines smart design with modern comfort, creating a home that's both functional and welcoming. The first floor opens with a covered porch and foyer that lead into a bright kitchen with a central island and pantry, flowing into a breakfast area and spacious family room. The owner's suite is also conveniently located on the main level, featuring a private bath, walk-in closet, and direct access to a cozy back porch. Upstairs, a versatile loft anchors the second floor and offers plenty of space for relaxing or entertaining. Three additional bedrooms, each with walk-in closets, share a full bath, making this level ideal for family, guests, or a home office. With thoughtful details like a powder room, laundry area, and attached garage, the Harper balances everyday convenience with style and comfort. .

Key facts

• Covered porch
• Bright kitchen
• Central island

Tags

• COVERED PORCH
• BRIGHT KITCHEN
• CENTRAL ISLAND
• WALK-IN CLOSET
• COZY BACK PORCH
• VERSATILE LOFT

Property features AI

Finance

• HOA & community: Community has an association

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story home; Lot numbered 175
• Construction: Slab foundation
• Exterior features: Fiber cement (Hardy Plank) exterior finish; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level; Additional bedrooms on the second level
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Interior features: Central cooling; Gas heating on both levels; Washer/dryer located on the main level
• Laundry & utility: Laundry area on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $259k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (19.2% below list).
• Recommended offer: $209k (19.2% 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: 9 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 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 $208,906 (19.2% 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 118 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $290,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
598 Whitby Ct	0.11mi	4/2.5	2,176 (+2%)	4mo	$294,120	$135	88
555 Whitby Ct	0.15mi	4/2.5	2,176 (+2%)	3mo	$290,230	$133	87
555 Whitby Ct	0.15mi	4/2.5	2,176 (+2%)	3mo	$290,230	$133	87
597 Whitby Ct	0.13mi	4/2.5	1,976 (-8%)	3mo	$275,230	$139	79
346 Donnington Ct	0.38mi	4/2.0	2,318 (+8%)	3mo	$331,900	$143	64
347 Marstrand Cir	0.61mi	4/2.5	2,325 (+9%)	2mo	$286,000	$123	55
4481 Hartshorn Cir	0.69mi	4/2.5	2,325 (+9%)	2mo	$329,550	$142	52
4349 Hartshorn Cir	0.70mi	4/3.0	2,455 (+15%)	2mo	$299,000	$122	39
4469 Hartshorn Cir	0.70mi	4/3.0	2,455 (+15%)	2mo	$335,695	$137	39
4457 Hartshorn Cir	0.71mi	4/3.0	2,455 (+15%)	3mo	$339,770	$138	38
4445 Hartshorn Cir	0.71mi	3/2.5 (-1)	2,455 (+15%)	3mo	$332,700	$136	34
4445 Hartshorn Cir	0.72mi	3/2.5 (-1)	2,455 (+15%)	3mo	$332,700	$136	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.4%
• Equity multiple: 1.31×
• Total profit: $22,470
• Equity at exit: $116,282

10-year hold

• IRR: 8.4%
• Equity multiple: 2.27×
• Total profit: $92,287
• Equity at exit: $179,205

Cash invested: $72,411 (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 29801-0000

• Active inventory: 9
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,356
• Tax est. 1.5%: −$323 /mo · $3,879/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-137

Break-even live

Break-even rent $2,262

Max offer price $238,809

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-47	+0% $-137	+5% $-226	+10% $-316
Rent	-10% $-302	-5% $-219	+0% $-137	+5% $-54	+10% $28
Rate	-1.0pp $-7	-0.5pp $-71	base $-137	+0.5pp $-204	+1.0pp $-272

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: $64,652
• Closing costs: $7,758
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	15d	1	0.14mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	23d	1	0.18mi
433 Whitby Ct Aiken, SC	5.0	3.0	2378	$2,495	$1.05	23d	1	0.20mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	23d	1	0.69mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	25d	1	0.76mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	23d	1	0.83mi
293 Mansell Park Aiken, SC	4.0	2.5	2386	$2,250	$0.94	23d	1	0.85mi
860 Delta Ln Unit 860 Aiken, SC	4.0	4.0	2336	$2,100	$0.90	15d	1	1.00mi

Listing history 25 events

1. 2026-06-21
   days on market $258,610 Active 118 DOM
2. 2026-06-18
   days on market $258,610 Active 115 DOM
3. 2026-06-17
   days on market $258,610 Active 114 DOM
4. 2026-06-16
   days on market $258,610 Active 113 DOM
5. 2026-06-15
   days on market $258,610 Active 112 DOM
6. 2026-06-14
   days on market $258,610 Active 110 DOM
7. 2026-06-13
   days on market $258,610 Active 109 DOM
8. 2026-06-10
   pricedays on market $258,610 Active 107 DOM
9. 2026-06-09
   days on market $268,610 Active 106 DOM
10. 2026-06-08
    days on market $268,610 Active 105 DOM
11. 2026-06-07
    days on market $268,610 Active 104 DOM
12. 2026-06-03
    days on market $268,610 Active 100 DOM
13. 2026-06-02
    days on market $268,610 Active 99 DOM
14. 2026-06-01
    days on market $268,610 Active 98 DOM
15. 2026-05-31
    days on market $268,610 Active 97 DOM
16. 2026-05-30
    days on market $268,610 Active 96 DOM
17. 2026-05-13
    listed $268,610 Active 831-char remark

    Show marketing remark (831 chars)

    The Harper floor plan combines smart design with modern comfort, creating a home that's both functional and welcoming. The first floor opens with a covered porch and foyer that lead into a bright kitchen with a central island and pantry, flowing into a breakfast area and spacious family room. The owner's suite is also conveniently located on the main level, featuring a private bath, walk-in closet, and direct access to a cozy back porch. Upstairs, a versatile loft anchors the second floor and offers plenty of space for relaxing or entertaining. Three additional bedrooms, each with walk-in closets, share a full bath, making this level ideal for family, guests, or a home office. With thoughtful details like a powder room, laundry area, and attached garage, the Harper balances everyday convenience with style and comfort. .

18. 2026-05-11
    historical
19. 2026-04-26
    price $268,610
20. 2026-04-25
    price $268,610
21. 2026-04-25
    price $268,610
22. 2026-02-23
    listed $253,610 Active
23. 2026-02-14
    listed $253,610 Active
24. 2026-02-14
    listed $253,610 Active
25. 2026-02-14
    listed $268,610 Active

ⓘ 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: $25,069
• − Mortgage interest: −$14,486
• − Property taxes: −$3,879
• − Insurance: −$1,293
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$7,523
• Taxable loss: −$6,124
• Est. tax savings @ 24.0%: +$1,470
• After-tax cash flow: $-172/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.

Condition & rehab AI · 4 photos

Fair 40/100 Moderate rehab

The home is in fair condition with good roof and exterior. Minor repairs and maintenance are needed for landscaping and fencing. Painting the exterior and improving landscaping would significantly increase its value.

Repairs flagged

• Minor landscaping — Some dead grass and sparse vegetation
• Minor fencing — Some sections appear worn

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both landscape — Well-maintained landscaping improves curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Some dead grass and sparse vegetation	Minor	$500–3,000
fencing · Some sections appear worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscape — Well-maintained landscaping improves curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-13 Listed $268,610 Zillow
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-26 Price Changed $268,610 Consolidated MLS
• 2026-04-25 Price Changed $268,610 AMLS
• 2026-04-25 Price Changed $268,610 Hive MLS
• 2026-02-23 Listed $253,610 Consolidated MLS
• 2026-02-14 Listed $253,610 Hive MLS
• 2026-02-14 Listed $253,610 AMLS
• 2026-02-14 Listed $268,610 Hive MLS