Sullivan Plan · Graniteville, SC 29829

$216,500

3 bd · 2.0 ba · 1,184 sqft · Townhouse · 42 Days on market

Good condition

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Why this score? — see what drove the C- 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 +16.0/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

The Sullivan floorplan at Byrd Village offers 3 bedrooms and 2 full bathrooms in a single-level home covering 1,184 square feet. There is also a 1-car garage for a vehicle and extra storage. This one-story layout optimizes living space in a design that is both beautiful and functional. The open kitchen is centrally located, situated adjacent to the living room. With an island that accommodates bar stool seating, sleek cabinetry, granite countertops and stainless steel appliances, this kitchen offers the features you want most. The living room lets in the natural light and opens to a patio in the back, perfect for relaxing and entertaining outdoors. The primary bedroom suite is located at th

Key facts

• Natural light
• Bar stool seating
• Granite countertops

Tags

• OPEN KITCHEN
• BAR STOOL SEATING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NATURAL LIGHT
• PATIO

Property features AI

Finance

• Other: Address: 3010 Nolana Loop, Graniteville, SC 29829; Listing status: Active; Plan name: Sullivan
• Financial info: List price $216,500

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (Sullivan plan, new construction)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,184 finished living area)

🏗️ New construction. The $216,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $215,488.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $216k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (6.8% below list).
• Recommended offer: $202k (6.8% 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: schools F, amenities F, commute 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.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $20k of equity ($1k loan paydown + $18k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,782 (6.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $215,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3103 Nolana Loop Loop	0.11mi	3/2.0	1,256 (+6%)	2mo	$227,700	$181	83
677 Quartz Lane Ln	0.14mi	3/2.0	1,256 (+6%)	4mo	$225,000	$179	80
3259 Nolana Loop Loop	0.16mi	3/2.0	1,256 (+6%)	9mo	$240,700	$192	75
3177 Nolana Loop	0.16mi	3/2.0	1,256 (+6%)	17mo	$236,915	$189	68
650 Quartz Ln	0.09mi	2/2.0 (-1)	1,078 (-9%)	10mo	$175,000	$162	68
851 Feldspar Mnr	0.09mi	2/2.0 (-1)	1,078 (-9%)	13mo	$185,000	$172	65
869 Feldspar Mnr	0.12mi	2/2.0 (-1)	1,078 (-9%)	12mo	$195,825	$182	65
3173 Nolana Loop Loop	0.15mi	2/2.0 (-1)	1,078 (-9%)	11mo	$193,215	$179	64
672 Quartz Ln	0.12mi	2/2.0 (-1)	1,078 (-9%)	13mo	$196,000	$182	64
846 Feldspar Manor Mnr	0.09mi	2/2.0 (-1)	1,078 (-9%)	17mo	$197,365	$183	61
669 Quartz Ln	0.12mi	2/2.0 (-1)	1,078 (-9%)	16mo	$196,715	$182	61
691 Quartz Ln	0.16mi	2/2.0 (-1)	1,078 (-9%)	15mo	$196,971	$183	60

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: 22.4%
• Equity multiple: 2.67×
• Total profit: $100,747
• Equity at exit: $169,315

10-year hold

• IRR: 20.4%
• Equity multiple: 5.77×
• Total profit: $287,733
• Equity at exit: $341,578

Cash invested: $60,337 (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: 299
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,130
• Tax est. 1.5%: −$269 /mo · $3,232/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $105

Break-even live

Break-even rent $1,885

Max offer price $215,488

Occupancy floor 90%

Sensitivity live

Price	-10% $254	-5% $179	+0% $105	+5% $30	+10% $-44
Rent	-10% $-55	-5% $25	+0% $105	+5% $185	+10% $264
Rate	-1.0pp $213	-0.5pp $160	base $105	+0.5pp $49	+1.0pp $-8

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: $53,872
• Closing costs: $6,465
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Trestle Pass Warrenville, SC	1.0–2.0	1.0–2.0	960	$1,704	$1.77	15d	51	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $216,500 Active 42 DOM
2. 2026-06-17
   days on market $216,500 Active 41 DOM
3. 2026-06-16
   days on market $216,500 Active 40 DOM
4. 2026-06-15
   days on market $216,500 Active 39 DOM
5. 2026-06-14
   days on market $216,500 Active 37 DOM
6. 2026-06-13
   days on market $216,500 Active 36 DOM
7. 2026-06-10
   days on market $216,500 Active 34 DOM
8. 2026-06-09
   days on market $216,500 Active 33 DOM
9. 2026-06-08
   days on market $216,500 Active 32 DOM
10. 2026-06-07
    days on market $216,500 Active 31 DOM
11. 2026-06-03
    days on market $216,500 Active 27 DOM
12. 2026-06-02
    days on market $216,500 Active 26 DOM
13. 2026-06-01
    days on market $216,500 Active 25 DOM
14. 2026-05-31
    days on market $216,500 Active 24 DOM
15. 2026-05-30
    days on market $216,500 Active 23 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: $24,214
• − Mortgage interest: −$12,071
• − Property taxes: −$3,232
• − Insurance: −$1,077
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,269
• Taxable loss: −$2,310
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $1,813/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-story home in Sullivan Plan at Byrd Village is in good condition with a good condition score of 80. It has a good kitchen, exterior, and flooring. The home is move-in ready with minor cosmetic improvements needed to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Add a small outdoor seating area — Increases outdoor living space and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add a small outdoor seating area — Increases outdoor living space and enhances property value ↑

ⓘ 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

• 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