Is 5731 Moncrief Cir in Graniteville, SC a good investment?

CashFlowRE grades it D with a 5.3% cap rate and $-236/mo modeled cash flow at a $229,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 5731 Moncrief Cir?

The modeled cap rate is 5.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,201/month, from CashFlowRE's rent model.

🏗️ New Construction

D Composite 44.23

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 +8.7/30.0
ARV discount +7.5/15.0
Schools +4.1/10.0
Condition / age +4.0/5.0
Livability +3.0/5.0
1% rule +2.9/10.0
Rent growth +2.5/5.0
DSCR +2.4/10.0

$229,900

5731 Moncrief Cir · Graniteville, SC 29829

3 bd · 2.5 ba · 1,793 sqft · SingleFamily · 29 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
Top-rated schools

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
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 (4.3% below list).
Recommended offer: $220k (4.3% 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: 371 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 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 $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 29 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
5 sale attempts; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $220,067 (4.3% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.79% ✗
Cap rate: 5.28%
Cash-on-cash: -3.63%
DSCR: 0.84
GRM: 10.5

CMA / ARV

ARV (median comp): $278,472
List price: $229,900
Delta: -17.44%
Verdict: UNDERPRICED
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%)	4mo	$269,900	$153	90
828 Brisbane Ct	0.10mi	3/2.5	1,793 (0%)	8mo	$269,900	$151	88
796 Brisbane Ct	0.09mi	3/2.5	1,766 (-2%)	7mo	$285,000	$161	87
835 Brisbane Ct	0.07mi	3/2.5	1,617 (-10%)	6mo	$249,900	$155	75
816 Brisbane Ct	0.11mi	3/2.5	1,617 (-10%)	8mo	$260,000	$161	72
760 Brisbane Ct	0.07mi	3/2.5	2,001 (+12%)	8mo	$302,900	$151	71
817 Brisbane Ct	0.07mi	3/2.5	2,001 (+12%)	9mo	$299,900	$150	70
318 Mansell Park	0.57mi	3/2.5	1,792 (-0%)	4mo	$268,000	$150	70
801 Brisbane Ct	0.07mi	3/2.5	1,560 (-13%)	8mo	$269,900	$173	69
4427 Hartshorn Cir	0.73mi	3/2.0	1,900 (+6%)	8mo	$308,255	$162	48
4427 Hartshorn Cir	0.73mi	3/2.0	1,900 (+6%)	8mo	$308,255	$162	48
4213 Hartshorn Cir	0.70mi	4/2.5 (+1)	1,889 (+5%)	8mo	$269,900	$143	46

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: 18.1%
Equity multiple: 2.37×
Total profit: $106,559
Equity at exit: $218,804

10-year hold

IRR: 17.1%
Equity multiple: 5.12×
Total profit: $320,888
Equity at exit: $441,417

Cash invested: $77,972 (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: 30 active · 19 under contract
Months of supply: 30.0 mo (3%/mo absorbed)
Median asking: $277,650 ($148/sqft)
Median days on market: 66 d
This list price: lowest-priced of the active set
ARV vs active asking: +4.6% 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: 371
Price-to-rent: 8.7×

Monthly cashflow live

Estimated rent: $2,201 high interval (Pro) →
Mortgage (P&I): −$1,460
Tax est. 1.5%: −$348 /mo · $4,177/yr
Insurance: −$116
HOA: −$50
Lot rent: −$0
Vacancy / Maint / Mgmt: −$462
Net cashflow: $-236

Break-even live

Break-even rent $2,499

Max offer price $244,333

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-140	+0% $-236	+5% $-332	+10% $-428
Rent	-10% $-410	-5% $-323	+0% $-236	+5% $-149	+10% $-62
Rate	-1.0pp $-96	-0.5pp $-165	base $-236	+0.5pp $-308	+1.0pp $-381

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: $69,618
Closing costs: $8,354
Club membership (one-time): —
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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Delta Ln Unit 860 Aiken, SC	4.0	4.0	2336	$2,100	$0.90	63d	1	0.41mi
293 Mansell Park Aiken, SC	4.0	2.5	2386	$2,250	$0.94	70d	1	0.54mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	70d	1	0.56mi
203 Bobwhite Dr Aiken, SC	3.0	2.0	1334	$1,595	$1.20	63d	1	0.57mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	72d	1	0.62mi
8034 Macbean Loop Aiken, SC	1.0–3.0	1.0–2.0	1034	$1,745	$1.69	63d	47	0.89mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	70d	1	0.91mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	70d	1	1.21mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	63d	1	1.28mi

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

2026-08-08

days on market $229,900 Active 29 DOM
2026-08-07

days on market $229,900 Active 28 DOM
2026-08-06

days on market $229,900 Active 27 DOM
2026-08-05

days on market $229,900 Active 26 DOM
2026-08-04

days on market $229,900 Active 25 DOM
2026-08-03

days on market $229,900 Active 24 DOM
2026-07-31

pricedays on market $229,900 Active 21 DOM
2026-07-29

days on market $239,900 Active 19 DOM
2026-07-27

days on market $239,900 Active 17 DOM
2026-07-25

days on market $239,900 Active 15 DOM
2026-07-24

days on market $239,900 Active 14 DOM
2026-07-23

days on market $239,900 Active 13 DOM
2026-07-22

days on market $239,900 Active 12 DOM
2026-07-22

price $239,900 Active 11 DOM
2026-07-21

days on market $244,900 Active 11 DOM
2026-07-18

days on market $244,900 Active 8 DOM
2026-07-16

days on market $244,900 Active 6 DOM
2026-07-16

days on market $244,900 Active 5 DOM
2026-07-14

days on market $244,900 Active 4 DOM
2026-07-14

days on market $244,900 Active 3 DOM
2026-07-12

days on market $244,900 Active 2 DOM
2026-07-11

pricedays on marketlisting id $244,900 Active 1 DOM
2026-07-10

days on market $254,900 Active 58 DOM
2026-07-09

days on market $254,900 Active 57 DOM
2026-07-08

days on market $254,900 Active 56 DOM
2026-07-07

days on market $254,900 Active 55 DOM
2026-07-06

days on market $254,900 Active 54 DOM
2026-07-05

days on market $254,900 Active 53 DOM
2026-07-04

days on market $254,900 Active 52 DOM
2026-07-03

days on market $254,900 Active 51 DOM
2026-07-02

days on market $254,900 Active 50 DOM
2026-07-01

days on market $254,900 Active 49 DOM
2026-06-30

days on market $254,900 Active 48 DOM
2026-06-29

days on market $254,900 Active 47 DOM
2026-06-28

days on market $254,900 Active 46 DOM
2026-06-28

days on market $254,900 Active 45 DOM
2026-06-27

days on market $254,900 Active 44 DOM
2026-06-25

days on market $254,900 Active 42 DOM
2026-06-23

days on market $254,900 Active 40 DOM
2026-06-21

pricedays on market $254,900 Active 39 DOM
2026-06-18

days on market $259,900 Active 36 DOM
2026-06-17

days on market $259,900 Active 35 DOM
2026-06-16

days on market $259,900 Active 34 DOM
2026-06-15

days on market $259,900 Active 33 DOM
2026-06-14

days on market $259,900 Active 31 DOM
2026-06-13

days on market $259,900 Active 30 DOM
2026-06-10

days on market $259,900 Active 28 DOM
2026-06-09

days on market $259,900 Active 27 DOM
2026-06-08

days on market $259,900 Active 26 DOM
2026-06-07

days on market $259,900 Active 25 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: $26,408
− Mortgage interest: −$15,599
− Property taxes: −$4,177
− Insurance: −$1,392
− Repairs & maintenance: −$2,113
− Management: −$2,113
− HOA: −$600
− Depreciation: −$8,101
Taxable loss: −$7,686

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,845
After-tax cash flow: $-986/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%
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
#370 Sonoco Products Hartsville $6.8B

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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