1041 Tabor Pl · Graniteville, SC 29801-0000

$258,610

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

Built 2026 Poor condition 4,356 sqft lot Est $276k · 6% under ↓ 6% since listing

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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).

• Cash flow +10.4/30.0
• ARV discount +10.3/15.0
• 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 +1.0/5.0

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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

Key facts

• Covered porch
• Bright kitchen
• Central island

Tags

• COVERED PORCH
• BRIGHT KITCHEN
• CENTRAL ISLAND
• WALK-IN CLOSET
• VERSATILE LOFT
• POWDER ROOM

Property features AI

Finance

• HOA & community: Homeowner association present

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer; Public water
• Home design: Two-story home; Lot number 179
• Construction: Slab foundation
• Exterior features: Fiber cement (Hardie Plank) exterior finish; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the main level; Additional bedrooms on the second level
• Bathrooms: Two full bathrooms; One additional full bathroom on second level; One half bathroom
• Heating & cooling: Central cooling; Gas heating on first and second levels
• Interior features: Central air conditioning; Gas heating on both first and second levels
• Laundry & utility: Washer/Dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $259k. Condition is rated poor.

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): $275,673
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 Tabor Pl	0.02mi	4/3.5	1,892 (-12%)	3mo	$244,610	$129	74

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	16d	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	16d	1	1.00mi

Listing history 29 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 $253,610 Active 106 DOM
10. 2026-06-08
    days on market $253,610 Active 105 DOM
11. 2026-06-07
    days on market $253,610 Active 104 DOM
12. 2026-06-03
    days on market $253,610 Active 100 DOM
13. 2026-06-02
    days on market $253,610 Active 99 DOM
14. 2026-06-01
    days on market $253,610 Active 98 DOM
15. 2026-05-31
    days on market $253,610 Active 97 DOM
16. 2026-05-30
    days on market $253,610 Active 96 DOM
17. 2026-05-17
    price $253,610

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

18. 2026-05-17
    price $253,610 912-char remark

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

19. 2026-05-16
    price $253,610 912-char remark

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

20. 2026-05-12
    price $268,610
21. 2026-05-11
    historical
22. 2026-04-26
    price $268,610
23. 2026-04-25
    price $268,610 912-char remark

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

24. 2026-04-25
    price $268,610

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

25. 2026-02-25
    listed $253,610 Active
26. 2026-02-23
    listed $253,610 Active
27. 2026-02-14
    listed $253,610 Active

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

28. 2026-02-14
    listed $253,610 Active 912-char remark

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

29. 2026-02-14
    listed $268,610 Active 912-char remark

    Show marketing remark (912 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. Tankless water heater and architectural shingled roof. SEE DOCUMENTS for Features.

ⓘ 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

Poor 20/100 Extensive rehab

This townhouse requires extensive repairs, including a new roof and exterior siding repair, to improve its condition and value.

Repairs flagged

• Major roof — Significant discoloration and potential water damage
• Major exterior siding — Weathered and stained

Value-add opportunities

• Resale new roof — A new roof would significantly improve the home's appearance and value
• Resale exterior siding repair — Repairing the weathered siding would enhance curb appeal
• Both paint interior and exterior — Fresh paint would improve the home's appearance and make it more marketable

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant discoloration and potential water damage	Major	$15,000–50,000
exterior siding · Weathered and stained	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale new roof — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior siding repair — Repairing the weathered siding would enhance curb appeal ↑
• Both paint interior and exterior — Fresh paint would improve the home's appearance and make it more marketable ↑

ⓘ 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

-5.6% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $253,610 Consolidated MLS
• 2026-05-17 Price Changed $253,610 AMLS
• 2026-05-16 Price Changed $253,610 Hive MLS
• 2026-05-12 Price Changed $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
• 2026-02-25 Listed $253,610 Zillow
• 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