984 Manitou Cir · Graniteville, SC 29801

$249,900

3 bd · 3.0 ba · 1,526 sqft · Townhouse public records · 13 Days on market

Built 2024 3,920 sqft lot Est $237k · 6% over $66/mo HOA · 3% of rent ↓ 2% 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 +12.4/30.0
• ARV discount +5.0/15.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 3-bath townhome in the highly desirable Providence Station at Trolley Run! Featuring an open-concept floor plan, this home offers a spacious great room with soaring 14.5-foot ceilings that create an airy, inviting atmosphere perfect for everyday living and entertaining. The well-appointed kitchen boasts stainless steel appliances, ample cabinetry, and seamless flow into the dining and living areas. Additional upgrades include on-demand hot water and a washer and dryer that will remain with the home for added convenience. Step outside to enjoy the 9' x 9' screened-in covered porch overlooking the private, fenced, and professionally landscaped backyard. The adjoining patio provides additional outdoor living space ideal for grilling, relaxing, or entertaining guests. With three bedrooms, three full bathrooms, low-maintenance living, and a prime location close to shopping, dining, and all that Aiken has to offer, this move-in-ready townhome is a rare find. Schedule your private showing today!

Key facts

• Spacious great room
• Adjoining patio
• $66 HOA

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS GREAT ROOM
• STAINLESS STEEL APPLIANCES
• SCREENED-IN COVERED PORCH
• PRIVATE FENCED BACKYARD
• ADJOINING PATIO

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $795 (approx. $66.25/month); Community pool

Exterior

• Parking: Attached 2-car garage with garage door opener; Total 2 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; One-level/one-story entry; Accessible entrance
• Construction: Built with stone, vinyl siding, and frame construction; Slab foundation; Composition/shingle roof
• Exterior features: Covered patio; Front porch; Rear porch; Patio; Privacy fencing in back yard; Landscaped lot; Has a view; Paved road access

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Disposal; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Forced air; Natural gas heating
• Interior features: Walk-in closets; Vaulted ceilings; Entrance foyer; Ceiling fans; Pantry; Insulated windows; Window coverings
• Laundry & utility: Washer; Dryer; Washer hookup; Dedicated laundry room; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-42 ($-503/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.7% below list).
• Recommended offer: $193k (22.7% 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: 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: Rents rising fast (+5.1%/yr); 521 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y ago 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 $193,107 (22.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $236,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
966 Manitou Cir	0.02mi	3/3.0	1,551 (+2%)	6mo	$211,000	$136	91
2056 Bonneville Cir	0.36mi	3/2.0	1,575 (+3%)	6mo	$215,000	$137	69
469 Tarsel Ct	0.60mi	3/2.0	1,504 (-1%)	2mo	$246,000	$164	64
469 Tarsel Ct	0.60mi	3/2.0	1,504 (-1%)	2mo	$246,000	$164	64
183 Bobwhite Dr	0.23mi	3/2.0	1,334 (-13%)	8mo	$191,000	$143	57
792 Grovebury Ct	0.64mi	3/2.5	1,435 (-6%)	10mo	$215,500	$150	50
788 Grovebury Ct	0.64mi	3/2.5	1,435 (-6%)	10mo	$215,500	$150	50
801 Grovebury Ct	0.66mi	3/2.5	1,435 (-6%)	10mo	$213,175	$149	49
248 Staghorn Ct	0.66mi	3/2.0	1,385 (-9%)	5mo	$215,000	$155	45
266 Staghorn Ct	0.65mi	3/2.0	1,385 (-9%)	7mo	$225,000	$162	45
232 Staghorn Ct	0.68mi	3/2.0	1,344 (-12%)	3mo	$228,900	$170	42
250 Staghorn Ct	0.65mi	3/2.0	1,334 (-13%)	8mo	$220,000	$165	38

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.44×
• Total profit: $-39,150
• Equity at exit: $37,261

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-20,328
• Equity at exit: $21,607

Cash invested: $69,972 (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 →

ZIP-level market 29801

• Rents YoY: 5.1%
• Active inventory: 521
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$104
• HOA: −$66
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-42

Break-even live

Break-even rent $1,984

Max offer price $242,490

Occupancy floor 97%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	23d	1	0.03mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	21d	1	0.08mi
203 Bobwhite Dr Aiken, SC	3.0	2.0	1334	$1,595	$1.20	13d	1	0.29mi
8034 Macbean Loop Aiken, SC	1.0–3.0	1.0–2.0	1034	$1,745	$1.69	13d	47	0.43mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	21d	1	0.49mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	21d	1	0.59mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	13d	1	0.67mi
4155 Vaucluse Rd Aiken, SC	2.0–3.0	2.0–3.5	1248	$2,200	$1.76	13d	37	1.48mi

HOA detail

• Monthly dues: $66 · $792/yr
• Likely covers: water

Listing history 11 events

1. 2026-06-18
   days on market $249,900 Active 13 DOM
2. 2026-06-17
   days on market $249,900 Active 12 DOM
3. 2026-06-16
   days on market $249,900 Active 11 DOM
4. 2026-06-15
   days on market $249,900 Active 10 DOM
5. 2026-06-14
   days on market $249,900 Active 8 DOM
6. 2026-06-13
   days on market $249,900 Active 7 DOM
7. 2026-06-10
   days on market $249,900 Active 5 DOM
8. 2026-06-09
   days on market $249,900 Active 4 DOM
9. 2026-06-08
   days on market $249,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $249,900 Active 2 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: $1,042 · $87/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$382/yr (+$32/mo · 36.7%)

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

Taxation est. · year 1

• Rental income: $23,173
• − Mortgage interest: −$13,998
• − Property taxes: −$1,042
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − HOA: −$792
• − Depreciation: −$7,270
• Taxable loss: −$4,887
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $669/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.

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): 31,108
• Household income: $59,573
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1260.0

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 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -278.52%
• Current HPI: 173.7944
• Rent YoY: ▲ 5.06%
• 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

Price history

-2.0% since first listed

13 events — show timeline

• 2026-06-05 Listed $249,900 AMLS
• 2026-06-05 Listed $249,900 Hive MLS
• 2024-09-30 Sold (MLS) $239,900 Hive MLS
• 2024-09-30 Sold (MLS) $239,900 Hive MLS
• 2024-09-27 Sold (MLS) $239,900 AMLS
• 2024-08-19 Pending — AMLS
• 2024-07-02 Relisted — AMLS
• 2024-07-02 Price Changed $239,900 AMLS
• 2024-05-04 Price Changed $249,900 AMLS
• 2024-03-01 Relisted — AMLS
• 2024-03-01 Listed $239,900 Hive MLS
• 2024-03-01 Listed $239,900 Hive MLS
• 2024-02-01 Listed $254,900 AMLS

Property tax history

+32.8%/yr

Latest (2025): $1,042 · +76.5% YoY. Source: county tax records.