Briarwood II Plan · Graniteville, SC 29829

$270,900

3 bd · 2.5 ba · 1,597 sqft · SingleFamily · 298 Days on market

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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 +12.5/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Briarwood II offers 1,597 square feet of comfortable living space, thoughtfully designed with three bedrooms and two-and-a-half bathrooms. This charming home features several exterior elevation options (A and B) showcasing different combinations of brick and siding, allowing you to personalize your home's curb appeal. The main level features an open-concept design that seamlessly connects the kitchen, living/dining area, and a powder room. The kitchen provides ample counter space and cabinets, and the living/dining area is spacious and bright, creating an inviting atmosphere. The private owner's suite is located on the ground floor, offering a tranquil retreat with a walk-in closet and

Key facts

• Open-concept design
• Ample counter space
• Walk-in closet

Tags

• EXTERIOR ELEVATION OPTIONS
• OPEN-CONCEPT DESIGN
• AMPLE COUNTER SPACE
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• OPTIONAL TILE SHOWER

Property features AI

Finance

• Other: Address marketed as Briarwood II Plan, Odeool Graniteville, SC 29829
• Financial info: List price: $270,900
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Natural gas available; Electric service available; Central air for cooling
• Home design: Briarwood II plan; New construction plan inventory
• Construction: Construction year not provided; Construction materials and roof details not provided; Foundation details not provided
• Exterior features: Exterior details not provided

Interior

• Kitchen: Plan includes standard kitchen (specific appliances not listed)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms and 1 half bathroom (total 2.5)
• Heating & cooling: Natural gas and electric heating with forced air; Central air conditioning
• Interior features: Open plan living area
• Laundry & utility: Laundry/utility details not provided

🏗️ New construction. The $270,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,535.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $271k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (21.8% below list).
• Recommended offer: $212k (21.8% 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: 298 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); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 30% 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 $22k of equity ($2k loan paydown + $21k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,873 (21.8% 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 298 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $247,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 Brisbane Ct	0.04mi	3/2.5	1,617 (+1%)	5mo	$249,900	$155	92
842 Brisbane Ct	0.06mi	3/2.5	1,597 (0%)	8mo	$268,107	$168	91
816 Brisbane Ct	0.06mi	3/2.5	1,617 (+1%)	7mo	$260,000	$161	90
801 Brisbane Ct	0.03mi	3/2.5	1,560 (-2%)	6mo	$269,900	$173	90
849 Brisbane Ct	0.05mi	3/2.5	1,766 (+11%)	2mo	$269,900	$153	78
796 Brisbane Ct	0.04mi	3/2.5	1,766 (+11%)	6mo	$285,000	$161	76
746 Brisbane Ct	0.01mi	3/2.5	1,766 (+11%)	8mo	$265,000	$150	75
828 Brisbane Ct	0.06mi	3/2.5	1,793 (+12%)	7mo	$269,900	$151	71
605 Trolley Line Rd	0.46mi	3/2.0	1,703 (+7%)	12mo	$215,000	$126	55
318 Mansell Park	0.57mi	3/2.5	1,792 (+12%)	3mo	$268,000	$150	51
826 Manitou Cir	0.69mi	3/2.5	1,672 (+5%)	14mo	$219,900	$132	49
509 Laurel Dr	0.61mi	3/2.0	1,808 (+13%)	11mo	$311,900	$173	38

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: 20.4%
• Equity multiple: 2.53×
• Total profit: $105,705
• Equity at exit: $194,495

10-year hold

• IRR: 18.8%
• Equity multiple: 5.46×
• Total profit: $308,880
• Equity at exit: $392,377

Cash invested: $69,310 (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 29829

• Home prices YoY: 3.0%
• Active inventory: 298
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,298
• Tax est. 1.5%: −$309 /mo · $3,713/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-37

Break-even live

Break-even rent $2,165

Max offer price $242,202

Occupancy floor 97%

Sensitivity live

Price	-10% $134	-5% $49	+0% $-37	+5% $-122	+10% $-208
Rent	-10% $-204	-5% $-121	+0% $-37	+5% $47	+10% $131
Rate	-1.0pp $88	-0.5pp $26	base $-37	+0.5pp $-101	+1.0pp $-166

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: $61,884
• Closing costs: $7,426
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	23d	1	0.57mi
203 Bobwhite Dr Aiken, SC	3.0	2.0	1334	$1,595	$1.20	15d	1	0.59mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	25d	1	0.63mi
8034 Macbean Loop Aiken, SC	1.0–3.0	1.0–2.0	1034	$1,745	$1.69	15d	47	0.91mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	23d	1	0.94mi
1227E University Ln Apt E Aiken, SC	2.0	2.0	1092	$1,500	$1.37	25d	1	1.11mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	23d	1	1.21mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	15d	1	1.29mi

Listing history 16 events

1. 2026-06-21
   days on market $270,900 Active 298 DOM
2. 2026-06-18
   days on market $270,900 Active 295 DOM
3. 2026-06-17
   days on market $270,900 Active 294 DOM
4. 2026-06-16
   days on market $270,900 Active 293 DOM
5. 2026-06-15
   days on market $270,900 Active 292 DOM
6. 2026-06-14
   days on market $270,900 Active 290 DOM
7. 2026-06-13
   days on market $270,900 Active 289 DOM
8. 2026-06-10
   days on market $270,900 Active 287 DOM
9. 2026-06-09
   days on market $270,900 Active 286 DOM
10. 2026-06-08
    days on market $270,900 Active 285 DOM
11. 2026-06-07
    days on market $270,900 Active 284 DOM
12. 2026-06-03
    days on market $270,900 Active 280 DOM
13. 2026-06-02
    days on market $270,900 Active 279 DOM
14. 2026-06-01
    days on market $270,900 Active 278 DOM
15. 2026-05-31
    days on market $270,900 Active 277 DOM
16. 2026-05-30
    days on market $270,900 Active 276 DOM

ⓘ 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: $25,425
• − Mortgage interest: −$13,866
• − Property taxes: −$3,713
• − Insurance: −$1,238
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$7,201
• Taxable loss: −$4,661
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $676/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): 12,385
• Household income: $84,228
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 213.0

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 0.58)
• 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