246 Harvester Dr · North Augusta, SC 29860

$259,900

3 bd · 2.0 ba · 1,350 sqft · Townhouse public records · 1 Days on market

Built 2015 4,792 sqft lot Est $256k · at est. $42/mo HOA · 2% of rent

---

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 +12.6/30.0
• ARV discount +6.9/15.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful end-unit townhome in Whatley Place! A covered front porch offers a warm welcome as you enter into the foyer with wains coting and hardwoods that are throughout all common areas. The light-filled kitchen offers a built-in pantry, tile backsplash, an abundance of storage and counter space with a large breakfast bar. The kitchen overlooks the dining and living rooms with soaring ceilings and a corner fireplace with tasteful stacked stone. Spacious primary bedroom features trey ceiling with an on-suite and huge walk-in closet with built-in dresser! Secondary bedroom is roomy with trey ceiling and has its own entrance to the main bathroom. The cozy sunroom is perfect for a home office, play area or flex space and can easily be converted into a 3rd bedroom. A convenient walk-in laundry room completes the inside. Outside, enjoy your fully landscaped, private backyard with covered back patio, storage room and extended yard! This friendly neighborhood boasts sidewalks and is in an excellent location!

Key facts

• Detailed trim work
• End-unit townhome
• Sunroom office

Tags

• END-UNIT TOWNHOME
• OPEN LAYOUT FLOOR PLAN
• SUNROOM OFFICE
• DETAILED TRIM WORK
• HARDWOOD FLOORS
• ABUNDANCE OF COUNTER SPACE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($500/year, approximately $41.67/month); Community amenities include jogging path, picnic area and trails; Community features include sidewalks and street lights

Exterior

• Parking: Attached garage with garage door opener; Additional parking; Garage faces front; Total 1 garage parking space (1 parking space total)
• Security: Storm door(s)
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Townhouse (residential); One level / one story; Entry level 1
• Construction: Brick, vinyl siding and frame construction; Slab foundation; Composition roof; Built/constructed as a townhouse
• Exterior features: Covered patio and porches (front and rear); Front porch; Rear porch; Privacy fencing in backyard; Landscaped lot with front and rear sprinklers; Paved road frontage; Shed(s); Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Microwave; Pantry
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; Vaulted and high ceilings; Entrance foyer; Built-in bookcases; Ceiling fans; Pantry; Built-in features; Window coverings; Accessible full bathroom
• Laundry & utility: Washer hookup; Dryer; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-33 ($-402/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (24.2% below list).
• Recommended offer: $197k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in North Augusta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#56 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, 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.
• Zoned schools: Mossy Creek Elementary (math 38% / reading 42%, grade F, #292 of 597 statewide, top 49%, 642 students, 100% FRL); North Augusta Middle (math 35% / reading 45%, grade F, #78 of 229 statewide, top 35%, 616 students, 43% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL).
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 366 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,957 (24.2% 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. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $256,500
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Harvester Dr	0.06mi	2/2.0 (-1)	1,350 (0%)	3mo	$252,000	$187	90
191 Redglobe St	0.02mi	2/2.0 (-1)	1,332 (-1%)	12mo	$257,000	$193	82
219 Orchard Way Way	0.13mi	2/2.0 (-1)	1,296 (-4%)	14mo	$255,000	$197	71
184 Orchard Way	0.17mi	2/2.0 (-1)	1,332 (-1%)	19mo	$230,000	$173	69
139 Orchard Way	0.25mi	2/2.0 (-1)	1,236 (-8%)	3mo	$235,000	$190	67
1037 Wildlife Cir	0.68mi	3/2.0	1,385 (+3%)	14mo	$260,000	$188	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-44,344
• Equity at exit: $38,752

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-41,753
• Equity at exit: $22,471

Cash invested: $72,772 (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 29860

• Home prices YoY: -18.9%
• Active inventory: 366
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$108
• HOA: −$42
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-33

Break-even live

Break-even rent $2,012

Max offer price $253,988

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $40	+0% $-33	+5% $-107	+10% $-181
Rent	-10% $-189	-5% $-111	+0% $-33	+5% $44	+10% $122
Rate	-1.0pp $97	-0.5pp $33	base $-33	+0.5pp $-101	+1.0pp $-169

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5371 Montana Loop North Augusta, SC	4.0	2.5	1811	$1,995	$1.10	22d	1	0.62mi
524 Laverne Ave North Augusta, SC	3.0	1.5	1200	$1,350	$1.12	15d	1	1.05mi
4416 Beautiful Pond Park North Augusta, SC	3.0	3.0	1600	$1,850	$1.16	24d	1	1.47mi
4416 Beautiful Pond Park North Augusta, SC	3.0	3.0	1341	$1,850	$1.38	22d	1	1.47mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $259,900 Active 1 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: $914 · $76/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$567/yr (+$47/mo · 62.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,635
• − Mortgage interest: −$14,558
• − Property taxes: −$914
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$504
• − Depreciation: −$7,561
• Taxable loss: −$4,984
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $795/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 — North Augusta

• Score: 71/100
• State rank: #56
• US rank: #7190

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Augusta, SC
• County: Edgefield County · 18,201 people
• City population: 50,543
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 18,201
• Household income: $97,268
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 114.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -59.23%
• Current HPI: 253.9451
• 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

Price history

+60.8% since first listed

12 events — show timeline

• 2026-06-17 Listed $259,900 Hive MLS
• 2022-06-21 Sold (Public Records) $230,000 Public Records
• 2022-06-15 Sold (MLS) $230,000 Hive MLS
• 2022-06-15 Sold (MLS) $230,000 AMLS
• 2022-06-15 Sold (MLS) $230,000 Hive MLS
• 2022-05-03 Listed $219,000 Hive MLS
• 2022-05-03 Listed $219,000 AMLS
• 2022-05-03 Listed $219,000 Hive MLS
• 2015-03-30 Sold (MLS) $161,592 Hive MLS
• 2015-03-30 Sold (MLS) $161,592 Hive MLS
• 2014-12-12 Listed $161,592 Hive MLS
• 2014-12-12 Listed $161,592 Hive MLS

Property tax history

-9.5%/yr

Latest (2025): $914 · +0.0% YoY. Source: county tax records.