3086 Nolana Lp Loop · Graniteville, SC 29829

$219,000

3 bd · 2.5 ba · 1,605 sqft · Townhouse · 99 Days on market

Built 2026 Good condition 2,614 sqft lot Garage $136/sqft · at area comps Est $221k · at est. $190/mo HOA · 9% 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 +20.2/30.0
• Appreciation +9.2/10.0
• ARV discount +7.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This new construction home in Byrd Village offers the perfect opportunity for those seeking townhomes for sale in Graniteville. Featuring 3 bedrooms, 2 full bathrooms and a convenient powder room, this thoughtfully designed two-story townhome combines modern style with everyday functionality. This floorplan flows effortlessly between the kitchen, dining, and living areas, making it ideal for entertaining and daily living. 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 a rec room or the perfect spot for movie night or games with family and friends. Two generous secondary bedrooms with ample closet space plus a hall bath complete this design that is both beautiful and functional. Located in Graniteville, SC, this home offers convenient access to shopping, dining, schools, and major highways, making commuting and daily errands simple. If you are searching for a move-in ready home in Aiken, this property delivers exceptional value and convenience. Schedule your private tour today and experience the benefits of owning a new construction quick move-in home.

Key facts

• $190 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $199k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.1% 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: 455 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 32% 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 99 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 6 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 $199,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $220,950
• List price: $219,000
• Delta: -0.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3099 Nolana Lp Loop	0.03mi	3/2.5	1,605 (0%)	2mo	$219,000	$136	97
3302 Nolana Loop	0.03mi	3/2.5	1,605 (0%)	2mo	$219,000	$136	97
3094 Nolana Lp Loop	0.01mi	3/2.5	1,605 (0%)	3mo	$219,000	$136	97
3290 Nolana Loop	0.05mi	3/2.5	1,605 (0%)	2mo	$219,000	$136	96
3134 Nolana Loop Loop	0.03mi	3/2.5	1,605 (0%)	5mo	$219,000	$136	94
3134 Nolana Loop Loop	0.03mi	3/2.5	1,605 (0%)	5mo	$219,000	$136	94
3305 Nolana Lp	0.06mi	3/2.5	1,605 (0%)	4mo	$220,950	$138	94
3305 Nolana Lp	0.06mi	3/2.5	1,605 (0%)	4mo	$220,950	$138	94
3091 Nolana Loop Loop	0.03mi	3/2.5	1,605 (0%)	6mo	$219,000	$136	94
3128 Nolana Loop Loop	0.03mi	3/2.5	1,605 (0%)	7mo	$219,000	$136	93
3128 Nolana Loop Loop	0.03mi	3/2.5	1,605 (0%)	7mo	$219,000	$136	93
3129 Nolana Loop Loop	0.04mi	3/2.5	1,605 (0%)	7mo	$222,890	$139	92

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: 24.9%
• Equity multiple: 2.85×
• Total profit: $113,140
• Equity at exit: $172,075

10-year hold

• IRR: 22.4%
• Equity multiple: 6.15×
• Total profit: $315,564
• Equity at exit: $347,145

Cash invested: $61,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 8 under contract
• Months of supply: 8.3 mo (12%/mo absorbed)
• Median asking: $226,750 ($144/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29829

• Home prices YoY: 3.0%
• Active inventory: 455
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$91
• HOA: −$190
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $276

Break-even live

Break-even rent $1,863

Max offer price $219,000

Occupancy floor 83%

Sensitivity live

Price	-10% $400	-5% $338	+0% $276	+5% $214	+10% $152
Rent	-10% $101	-5% $188	+0% $276	+5% $363	+10% $451
Rate	-1.0pp $386	-0.5pp $331	base $276	+0.5pp $219	+1.0pp $161

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: $54,750
• Closing costs: $6,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	119d	1	1.11mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	109d	1	1.12mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	116d	1	1.25mi
2931 Calli Crossing Dr Graniteville, SC	3.0	2.5	1635	$2,100	$1.28	6d	1	1.29mi
2939 Calli Crossing Dr Graniteville, SC	4.0	2.5	1976	$2,200	$1.11	6d	1	1.30mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	116d	1	1.30mi
4105 Thimbleberry Dr Graniteville, SC	4.0	3.0	2225	$2,025	$0.91	6d	1	1.35mi
6107 Village West Ln Graniteville, SC	2.0	2.0	1144	$1,240	$1.08	6d	1	1.38mi
4141 Thimbleberry Dr Graniteville, SC	4.0	2.0	2246	$2,200	$0.98	6d	1	1.42mi

Property features AI

Finance

• Other: Subdivision: Byrd VillageDirections available
• HOA & community: Homeowners association with an annual fee of $2,280 (approximately $190/month)

Exterior

• Parking: Attached garage with garage door opener (1 parking space total)
• Utilities: Public waterPublic sewerCable available
• Home design: Residential townhouseTwo-storyNew construction
• Construction: Brick and fiber cement exteriorComposition roofSlab foundationBuilt as new construction
• Exterior features: PatioPorchLandscaped yardFront and rear sprinklersSidewalks (community)

Interior

• Kitchen: RangeDishwasherMicrowave
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air conditioningNatural gas heating
• Interior features: Kitchen islandPantryWindow coveringsInsulated windows
• Laundry & utility: Washer hookup

Listing history 50 events

1. 2026-09-23
   days on market $219,000 Active 99 DOM
2. 2026-09-22
   days on market $219,000 Active 98 DOM
3. 2026-09-21
   days on market $219,000 Active 97 DOM
4. 2026-09-20
   days on market $219,000 Active 96 DOM
5. 2026-09-19
   days on market $219,000 Active 95 DOM
6. 2026-09-18
   days on market $219,000 Active 94 DOM
7. 2026-09-17
   days on market $219,000 Active 93 DOM
8. 2026-09-16
   days on market $219,000 Active 92 DOM
9. 2026-09-15
   days on market $219,000 Active 91 DOM
10. 2026-09-14
    days on market $219,000 Active 90 DOM
11. 2026-09-13
    days on market $219,000 Active 89 DOM
12. 2026-09-12
    days on market $219,000 Active 88 DOM
13. 2026-09-11
    days on market $219,000 Active 87 DOM
14. 2026-09-05
    days on market $219,000 Active 81 DOM
15. 2026-09-04
    days on market $219,000 Active 80 DOM
16. 2026-09-03
    days on market $219,000 Active 79 DOM
17. 2026-08-31
    days on market $219,000 Active 76 DOM
18. 2026-08-30
    days on market $219,000 Active 75 DOM
19. 2026-08-29
    days on market $219,000 Active 74 DOM
20. 2026-08-28
    days on market $219,000 Active 73 DOM
21. 2026-08-27
    days on market $219,000 Active 72 DOM
22. 2026-08-26
    days on market $219,000 Active 71 DOM
23. 2026-08-25
    days on market $219,000 Active 70 DOM
24. 2026-08-24
    days on market $219,000 Active 69 DOM
25. 2026-08-23
    days on market $219,000 Active 68 DOM
26. 2026-08-22
    days on market $219,000 Active 67 DOM
27. 2026-08-21
    days on market $219,000 Active 66 DOM
28. 2026-08-20
    days on market $219,000 Active 65 DOM
29. 2026-08-19
    days on market $219,000 Active 64 DOM
30. 2026-08-18
    days on market $219,000 Active 63 DOM
31. 2026-08-17
    days on market $219,000 Active 62 DOM
32. 2026-08-16
    days on market $219,000 Active 61 DOM
33. 2026-08-15
    days on market $219,000 Active 60 DOM
34. 2026-08-14
    days on market $219,000 Active 59 DOM
35. 2026-08-13
    days on market $219,000 Active 58 DOM
36. 2026-08-12
    days on market $219,000 Active 57 DOM
37. 2026-08-11
    days on market $219,000 Active 56 DOM
38. 2026-08-10
    days on market $219,000 Active 55 DOM
39. 2026-08-09
    days on market $219,000 Active 54 DOM
40. 2026-08-08
    days on market $219,000 Active 53 DOM
41. 2026-08-07
    days on market $219,000 Active 52 DOM
42. 2026-08-06
    days on market $219,000 Active 51 DOM
43. 2026-08-05
    days on market $219,000 Active 50 DOM
44. 2026-08-04
    days on market $219,000 Active 49 DOM
45. 2026-08-03
    days on market $219,000 Active 48 DOM
46. 2026-07-31
    days on market $219,000 Active 45 DOM
47. 2026-07-29
    days on market $219,000 Active 43 DOM
48. 2026-07-27
    days on market $219,000 Active 41 DOM
49. 2026-07-25
    days on market $219,000 Active 39 DOM
50. 2026-07-24
    days on market $219,000 Active 38 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: $504 · $42/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$745/yr (+$62/mo · 147.9%)

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

Taxation est. · year 1

• Rental income: $26,543
• − Mortgage interest: −$12,267
• − Property taxes: −$504
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$2,280
• − Depreciation: −$6,371
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $3,362/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 · 6 photos

Good 80/100 None rehab

This well-maintained townhome in Byrd Village, Graniteville, SC, offers a comfortable balance of privacy, flexibility, and low maintenance living. It is ideal for everyday living, entertaining, and long term comfort.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and irrigation system — Improves curb appeal and enhances property value ↑
• Both Smart home features — Attracts tech-savvy buyers and renters ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Graniteville Elementary Middle Leavelle Mccampbell Middle F SC #162/229 Nat'l #10,204/14,009 High Midland Valley High C SC #120/196 Nat'l #4,077/17,239

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

D Composite livability gradescore 59/100

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 · 178,003 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: 33% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Subdivision: Byrd VillageDirections available
• HOA & community: Homeowners association with an annual fee of $2,280 (approximately $190/month)

Exterior

• Parking: Attached garage with garage door opener (1 parking space total)
• Utilities: Public waterPublic sewerCable available
• Home design: Residential townhouseTwo-storyNew construction
• Construction: Brick and fiber cement exteriorComposition roofSlab foundationBuilt as new construction
• Exterior features: PatioPorchLandscaped yardFront and rear sprinklersSidewalks (community)

Interior

• Kitchen: RangeDishwasherMicrowave
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air conditioningNatural gas heating
• Interior features: Kitchen islandPantryWindow coveringsInsulated windows
• Laundry & utility: Washer hookup

Price history

-76.8% since first listed

13 events — show timeline

• 2026-06-28 Price Changed $221,000 Zillow
• 2026-06-27 Price Changed $221,411 Zillow
• 2026-06-25 Listed $221,000 Zillow
• 2026-06-16 Relisted — Hive MLS
• 2026-05-28 Relisted — AMLS
• 2026-04-22 Listing Removed — Hive MLS
• 2026-04-22 Listing Removed — Hive MLS
• 2026-04-22 Listed $219,000 Hive MLS
• 2026-04-22 Delisted — AMLS
• 2026-04-22 Listed $219,000 AMLS
• 2026-04-22 Listed $219,000 Hive MLS
• 2026-04-22 Listing Removed — Hive MLS
• 2023-12-04 Sold (Public Records) $952,750 Public Records

Property tax history

+8.5%/yr

Latest (2025): $504 · +8.5% YoY. Source: county tax records.