Evans Plan · Graniteville, SC 29829

$236,000

3 bd · 2.5 ba · 1,605 sqft · Townhouse · 42 Days on market

Good condition

---

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 +19.0/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

The Evans floorplan at Byrd Village offers 3 bedrooms, 2 full bathrooms and a convenient powder room in a two-story townhome covering 1,605 square feet. The 1-car garage ensures space for a vehicle plus a bit of extra storage. If a private bedroom suite on the main level is what you seek, then check that off your list. The adjacent bath features a spacious shower and dual vanities. This plan also offers an open concept family room that flows seamlessly into a casual dining area. A well-appointed kitchen includes contemporary cabinets and stainless steel appliances. And the laundry is on the main level for convenience. Upstairs features an incredible secondary living space, an ideal area for

Key facts

• Smart home products
• Garage
• Listed 42 days

Tags

• PRIVATE BEDROOM SUITE
• OPEN CONCEPT FAMILY ROOM
• WELL-APPOINTED KITCHEN
• LAUNDRY ON MAIN LEVEL
• SMART HOME PRODUCTS

Property features AI

Finance

• Other: Address: 3010 Nolana Loop, Graniteville, SC 29829; Status: Active
• Financial info: Listing price: $236,000

Exterior

• Home design: New construction plan (Evans)
• Construction: Built as part of 2026 inventory
• Exterior features: Living area approximately 1,605 (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (plan); Plan name: Evans

🏗️ New construction. The $236,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $218,280.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $236k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $226 ($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 $220k (7.0% below list).
• Recommended offer: $220k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.9% 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: 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 $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

• It's been on market 42 days — a 3% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,540 (7.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $218,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3091 Nolana Loop Loop	0.10mi	3/2.5	1,605 (0%)	3mo	$219,000	$136	93
3134 Nolana Loop Loop	0.12mi	3/2.5	1,605 (0%)	2mo	$219,000	$136	92
3134 Nolana Loop Loop	0.12mi	3/2.5	1,605 (0%)	2mo	$219,000	$136	92
3128 Nolana Loop Loop	0.12mi	3/2.5	1,605 (0%)	4mo	$219,000	$136	91
3128 Nolana Loop Loop	0.12mi	3/2.5	1,605 (0%)	4mo	$219,000	$136	91
3142 Nolana Loop Loop	0.13mi	3/2.5	1,605 (0%)	5mo	$227,000	$141	90
3137 Nolana Loop Loop	0.13mi	3/2.5	1,605 (0%)	8mo	$240,000	$150	88

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: 24.2%
• Equity multiple: 2.79×
• Total profit: $109,674
• Equity at exit: $171,509

10-year hold

• IRR: 21.8%
• Equity multiple: 6.04×
• Total profit: $307,919
• Equity at exit: $346,004

Cash invested: $61,118 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$1,145
• Tax est. 1.5%: −$273 /mo · $3,274/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $226

Break-even live

Break-even rent $1,909

Max offer price $218,280

Occupancy floor 85%

Sensitivity live

Price	-10% $377	-5% $301	+0% $226	+5% $150	+10% $75
Rent	-10% $52	-5% $139	+0% $226	+5% $313	+10% $399
Rate	-1.0pp $336	-0.5pp $281	base $226	+0.5pp $169	+1.0pp $112

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: $54,570
• Closing costs: $6,548
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	1.20mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	24d	1	1.20mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	1.32mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	1.37mi
512 Trestle Pass Warrenville, SC	1.0–2.0	1.0–2.0	960	$1,704	$1.77	14d	51	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $236,000 Active 42 DOM
2. 2026-06-17
   days on market $236,000 Active 41 DOM
3. 2026-06-16
   days on market $236,000 Active 40 DOM
4. 2026-06-15
   days on market $236,000 Active 39 DOM
5. 2026-06-14
   days on market $236,000 Active 37 DOM
6. 2026-06-13
   days on market $236,000 Active 36 DOM
7. 2026-06-10
   days on market $236,000 Active 34 DOM
8. 2026-06-09
   days on market $236,000 Active 33 DOM
9. 2026-06-08
   days on market $236,000 Active 32 DOM
10. 2026-06-07
    days on market $236,000 Active 31 DOM
11. 2026-06-03
    days on market $236,000 Active 27 DOM
12. 2026-06-02
    days on market $236,000 Active 26 DOM
13. 2026-06-01
    days on market $236,000 Active 25 DOM
14. 2026-05-31
    days on market $236,000 Active 24 DOM
15. 2026-05-30
    days on market $236,000 Active 23 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: $26,345
• − Mortgage interest: −$12,227
• − Property taxes: −$3,274
• − Insurance: −$1,091
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$6,350
• Taxable loss: −$813
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $2,906/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 · 3 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Evans Plan at Byrd Village is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — Improves kitchen functionality and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Improves kitchen functionality and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

• 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