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5731 Moncrief Cir 🏗️ New Construction
D Composite 41.93
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).

  • Appreciation +9.2/10.0
  • Cash flow +7.6/30.0
  • ARV discount +7.5/15.0
  • Schools +4.1/10.0
  • Condition / age +4.0/5.0
  • Livability +3.0/5.0
  • Rent growth +2.5/5.0
  • 1% rule +2.4/10.0
  • DSCR +1.7/10.0

$254,900

5731 Moncrief Cir · Graniteville, SC 29829
3 bd · 2.5 ba · 1,793 sqft · SingleFamily · 179 Days on market
Built 2026 Good condition 6,970 sqft lot 1-car garage $50/mo HOA · 2% of rent ↓ 9% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

11:00am-6:00pm I Sunday: 1:00pm-6:00pm. Limited Time buyer incentives available. Welcome to this brand-new, low maintenance Glenwood II A, located in the thoughtfully planned community of Sylvan Park. This spacious and masterfully designed plan features an ideal blend of comfort, functionality, and modern style - perfect for today's lifestyle. The open-concept payout creates a seamless flow for everyday living and entertaining. Main level features durable luxury vinyl flooring and luxury hard surface countertops. Stylish, modern finishes are carried throughout the home, adding a polished and cohesive feel. The main level suite provides a private retreat with a walk in closet, while Energy Star rated stainless steel appliances -including dishwasher, microwave and gas range add both efficiency and convenience. Step outside to the covered rear patio, an inviting space ideal for morning coffee, relaxed evenings, or weekend gatherings. Sylvan Park is Aikens premier new new home community , ideally located near the YMCA of Aiken, just minutes from the charm and culture of historic downtown Aiken. Enjoy easy access to fine dining, boutique shopping, local events and entertainment all while living in a quiet, walkable neighborhood. With quick access to Interstate 20, commuting to north Augusta, Augusta, Columbia and surrounding areas is fast and efficient. Sylvan Park offers a rare combination of peaceful residential living with exceptional connectivity, avoiding the congestion of oversized subdivisions while maintaining a true sense of retreat. Access to top-rated schools, nearby medical facilities, and USDA eligibility with 100% financing available further enhance the value of this exceptional opportunity. Sylvan Park delivers comfort, quality, and connection. - truly one of the best communities in Aiken County. Stock photos-colors and options may vary.

Key facts

  • Covered rear patio
  • Walk in closet
  • Open-concept layout

Tags

OPEN-CONCEPT LAYOUTLUXURY VINYL FLOORINGWALK IN CLOSETENERGY STAR RATED APPLIANCESCOVERED REAR PATIOQUIET WALKABLE NEIGHBORHOOD

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction. The $254,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,458.

What this means for you Summary

Snapshot

  • This is a 3-bed/2.5-bath single-family listed at $255k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $229k (10.0% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (18.8% below list).
  • Recommended offer: $207k (18.8% below list) — sets the bar for 1% rule.
  • Cap rate 4.8% vs local median 6.0% in Graniteville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 498 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

  • In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (8.4% local appreciation)).
  • Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
  • By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 179 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
  • 5 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $206,948 (18.8% 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 179 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  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
0.74% ✗
Cap rate
4.83%
Cash-on-cash
-5.22%
DSCR
0.77
GRM
11.2

CMA / ARV

ARV (median comp)
$278,458
List price
$254,900
Delta
-8.46%
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
849 Brisbane Ct 0.08mi 3/2.5 1,766 (-2%) 7mo $269,900 $153 88
828 Brisbane Ct 0.10mi 3/2.5 1,793 (0%) 11mo $269,900 $151 86
796 Brisbane Ct 0.09mi 3/2.5 1,766 (-2%) 10mo $285,000 $161 85
598 Burnaby Ct 0.31mi 3/2.0 1,748 (-2%) 3mo $235,000 $134 77
835 Brisbane Ct 0.07mi 3/2.5 1,617 (-10%) 10mo $249,900 $155 72
816 Brisbane Ct 0.11mi 3/2.5 1,617 (-10%) 11mo $260,000 $161 70
760 Brisbane Ct 0.07mi 3/2.5 2,001 (+12%) 11mo $302,900 $151 69
318 Mansell Park 0.57mi 3/2.5 1,792 (-0%) 7mo $268,000 $150 67
801 Brisbane Ct 0.07mi 3/2.5 1,560 (-13%) 11mo $269,900 $173 66
4427 Hartshorn Cir 0.73mi 3/2.0 1,900 (+6%) 11mo $308,255 $162 45
4427 Hartshorn Cir 0.73mi 3/2.0 1,900 (+6%) 11mo $308,255 $162 45
4213 Hartshorn Cir 0.70mi 4/2.5 (+1) 1,889 (+5%) 12mo $269,900 $143 44

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
16.9%
Equity multiple
2.28×
Total profit
$99,956
Equity at exit
$218,792
10-year hold
IRR
16.2%
Equity multiple
4.93×
Total profit
$306,627
Equity at exit
$441,394

Cash invested: $77,968 (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
35 active · 27 under contract
Months of supply
26.2 mo (4%/mo absorbed)
Median asking
$270,900 ($149/sqft)
Median days on market
72 d
This list price
26% of active listings are priced below it
ARV vs active asking
+4.3% 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
498
Price-to-rent
10.3×

Monthly cashflow live

Estimated rent
$2,069 high interval (Pro) →
Mortgage (P&I)
−$1,460
Tax est. 1.5%
−$348 /mo · $4,177/yr
Insurance
−$116
HOA
−$50
Vacancy / Maint / Mgmt
−$435
Net cashflow
$-339

Break-even live

Break-even rent $2,499
Max offer price $229,337
Occupancy floor —

Sensitivity live

Price -10% $-147 -5% $-243 +0% $-339 +5% $-436 +10% $-532
Rent -10% $-503 -5% $-421 +0% $-339 +5% $-258 +10% $-176
Rate -1.0pp $-199 -0.5pp $-269 base $-339 +0.5pp $-412 +1.0pp $-485

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
$69,614
Closing costs
$8,354
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 26 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
598 Burnaby Ct Aiken, SC 3.0 2.0 1748 $2,000 $1.14 10d 1 0.31mi
860 Delta Ln Unit 860 Aiken, SC 4.0 4.0 2336 $2,100 $0.90 154d 1 0.41mi
212 Bobwhite Dr Aiken, SC 3.0 2.0 1334 $1,595 $1.20 51d 1 0.53mi
293 Mansell Park Aiken, SC 4.0 2.5 2386 $2,250 $0.94 162d 1 0.54mi
266 Mansell Park Aiken, SC 3.0 2.5 1807 $1,950 $1.08 162d 1 0.56mi
203 Bobwhite Dr Aiken, SC 3.0 2.0 1334 $1,595 $1.20 154d 1 0.57mi
651 Manitou Cir Aiken, SC 4.0 2.5 2046 $1,855 $0.91 29d 1 0.57mi
966 Manitou Cir Aiken, SC 3.0 3.0 1551 $1,700 $1.10 29d 1 0.60mi
934 Manitou Cir Aiken, SC 3.0 3.0 1551 $1,800 $1.16 10d 1 0.61mi
983 Manitou Cir Aiken, SC 3.0 2.0 1551 $1,980 $1.28 164d 1 0.62mi
8034 Macbean Loop Aiken, SC 1.0–3.0 1.0–2.0 1034 $1,440 $1.39 0d 30 0.89mi
8034 Macbean Loop Aiken, SC 1.0–3.0 1.0–2.0 1034 $1,490 $1.44 9d 38 0.89mi
3124 Saint Charles Ave Aiken, SC 3.0 2.0 1550 $2,085 $1.35 162d 1 0.91mi
3124 Saint Charles Ave Aiken, SC 3.0 2.0 1550 $1,950 $1.26 10d 1 0.91mi
1034 Stockton St Aiken, SC 4.0 2.5 2522 $1,950 $0.77 22d 1 0.91mi
423 Tarsel Ct Aiken, SC 3.0 2.0 1357 $1,595 $1.18 10d 1 1.18mi
430 Whitby Ct Aiken, SC 3.0 2.5 1749 $1,850 $1.06 10d 1 1.21mi
784 Grovebury Ct Aiken, SC 3.0 2.5 1435 $1,700 $1.18 10d 1 1.22mi
811 Grovebury Ct Aiken, SC 3.0 2.5 1435 $1,699 $1.18 51d 1 1.22mi
6036 Beadlow St Aiken, SC 3.0 2.0 1376 $1,790 $1.30 1d 1 1.27mi
721 Grovebury Ct Aiken, SC 3.0 2.5 1435 $1,750 $1.22 154d 1 1.28mi
338 Bisham Ct Aiken, SC 3.0 2.5 1400 $1,800 $1.29 10d 1 1.31mi
625 Boone Ct Aiken, SC 3.0 2.5 1610 $1,995 $1.24 2d 1 1.33mi
805 Oak Pl Aiken, SC 2.0 2.0 1672 $2,200 $1.32 6d 1 1.39mi
1015 Tabor Pl Aiken, SC 4.0 3.5 1892 $1,999 $1.06 5d 1 1.40mi
809 Rutledge Rd SW Aiken, SC 3.0 2.0 1816 $2,950 $1.62 51d 1 1.46mi

Property features AI

Finance

HOA & community
Homeowners association with annual fee of $600 (approximately $50/month)Sidewalks in community

Exterior

Parking
Attached 1-car garage
Utilities
Public waterPublic sewerUnderground utilitiesAsphalt road access
Home design
New construction single-family residenceTwo storiesBuilt by Great Southern Homes
Construction
Stone and vinyl siding exteriorComposition roofSlab foundationHome warranty included
Exterior features
Covered patio

Interior

Kitchen
DisposalMicrowaveRangeGas water heaterTankless water heater
Bedrooms
One main-level bedroom
Bathrooms
Two full bathroomsOne half bathroomTwo main-level bathrooms
Heating & cooling
Central air conditioningGas cooling optionForced-air heatingNatural gas heating
Interior features
Ceiling fansKitchen islandPantry
Laundry & utility
Dedicated laundry room

HOA detail $50/mo · $600/yr

Likely covers
gas

Listing history 50 events

  1. 2026-11-08
    days on market $254,900 Active 179 DOM
  2. 2026-11-07
    days on market $254,900 Active 178 DOM
  3. 2026-11-06
    days on market $254,900 Active 177 DOM
  4. 2026-11-05
    days on market $254,900 Active 176 DOM
  5. 2026-11-04
    days on market $254,900 Active 175 DOM
  6. 2026-11-02
    days on market $254,900 Active 173 DOM
  7. 2026-11-01
    days on market $254,900 Active 172 DOM
  8. 2026-10-31
    days on market $254,900 Active 171 DOM
  9. 2026-10-30
    days on market $254,900 Active 170 DOM
  10. 2026-10-29
    days on market $254,900 Active 169 DOM
  11. 2026-10-28
    days on market $254,900 Active 168 DOM
  12. 2026-10-27
    pricestatusdays on marketlisting id $254,900 Active 167 DOM
  13. 2026-08-15
    status $229,900 Pending 35 DOM
  14. 2026-08-14
    days on market $229,900 Active 35 DOM
  15. 2026-08-13
    days on market $229,900 Active 34 DOM
  16. 2026-08-12
    days on market $229,900 Active 33 DOM
  17. 2026-08-11
    days on market $229,900 Active 32 DOM
  18. 2026-08-10
    days on market $229,900 Active 31 DOM
  19. 2026-08-09
    days on market $229,900 Active 30 DOM
  20. 2026-08-08
    days on market $229,900 Active 29 DOM
  21. 2026-08-07
    days on market $229,900 Active 28 DOM
  22. 2026-08-06
    days on market $229,900 Active 27 DOM
  23. 2026-08-05
    days on market $229,900 Active 26 DOM
  24. 2026-08-04
    days on market $229,900 Active 25 DOM
  25. 2026-08-03
    days on market $229,900 Active 24 DOM
  26. 2026-07-31
    pricedays on market $229,900 Active 21 DOM
  27. 2026-07-29
    days on market $239,900 Active 19 DOM
  28. 2026-07-27
    days on market $239,900 Active 17 DOM
  29. 2026-07-25
    days on market $239,900 Active 15 DOM
  30. 2026-07-24
    days on market $239,900 Active 14 DOM
  31. 2026-07-23
    days on market $239,900 Active 13 DOM
  32. 2026-07-22
    days on market $239,900 Active 12 DOM
  33. 2026-07-22
    price $239,900 Active 11 DOM
  34. 2026-07-21
    days on market $244,900 Active 11 DOM
  35. 2026-07-18
    days on market $244,900 Active 8 DOM
  36. 2026-07-16
    days on market $244,900 Active 6 DOM
  37. 2026-07-16
    days on market $244,900 Active 5 DOM
  38. 2026-07-14
    days on market $244,900 Active 4 DOM
  39. 2026-07-14
    days on market $244,900 Active 3 DOM
  40. 2026-07-12
    days on market $244,900 Active 2 DOM
  41. 2026-07-11
    pricedays on marketlisting id $244,900 Active 1 DOM
  42. 2026-07-10
    days on market $254,900 Active 58 DOM
  43. 2026-07-09
    days on market $254,900 Active 57 DOM
  44. 2026-07-08
    days on market $254,900 Active 56 DOM
  45. 2026-07-07
    days on market $254,900 Active 55 DOM
  46. 2026-07-06
    days on market $254,900 Active 54 DOM
  47. 2026-07-05
    days on market $254,900 Active 53 DOM
  48. 2026-07-04
    days on market $254,900 Active 52 DOM
  49. 2026-07-03
    days on market $254,900 Active 51 DOM
  50. 2026-07-02
    days on market $254,900 Active 50 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$24,834
− Mortgage interest
−$15,598
− Property taxes
−$4,177
− Insurance
−$1,392
− Repairs & maintenance
−$1,987
− Management
−$1,987
− HOA
−$600
− Depreciation
−$8,101
Taxable loss
−$9,007
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,162
After-tax cash flow
$-1,912/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior walls, landscaping improvements, and adding smart home features to further increase its value.

Value-add opportunities

  • Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
  • Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
  • Both Adding smart home features — Modern technology can increase both resale and rental value ↑
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

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%
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
—

Price history

-8.9% since first listed
18 events — show timeline
  • 2026-06-24 Price Changed $254,900 AMLS
  • 2026-06-19 Price Changed $254,900 Hive MLS
  • 2026-05-21 Price Changed $259,900 Hive MLS
  • 2026-05-21 Price Changed $259,900 AMLS
  • 2026-05-14 Price Changed $269,900 Hive MLS
  • 2026-05-14 Price Changed $269,900 AMLS
  • 2026-05-13 Listed $279,900 Hive MLS
  • 2026-05-08 Relisted — AMLS
  • 2026-05-07 Delisted — AMLS
  • 2026-05-06 Listing Removed — Hive MLS
  • 2026-05-06 Listing Removed — Hive MLS
  • 2026-04-17 Price Changed $279,900 Hive MLS
  • 2026-04-17 Price Changed $279,900 AMLS
  • 2026-03-12 Price Changed $282,000 Hive MLS
  • 2026-03-12 Price Changed $282,000 AMLS
  • 2026-03-02 Listed $287,446 Hive MLS
  • 2026-03-01 Listed $287,446 AMLS
  • 2026-03-01 Listed $279,900 Hive MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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