Lawson Plan · Aiken, SC 29801

$239,900

4 bd · 3.5 ba · 1,892 sqft · Townhouse · 68 Days on market

Excellent condition

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

The Lawson is an open floorplan layout with a spacious breakfast, kitchen and family room area, along with a bedroom for guest that want to stay on the main level! Upstairs is a large Loft and the Owners bedroom and one more additional bedroom and full bath all to themselves. For a total of three bedrooms and three bathrooms.

Key facts

• Garage
• Listed 67 days

Property features AI

Finance

• Financial info: List price $239,900; Status: Active

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (Lawson plan); Address: 373 Kirkstall Pl, Aiken, SC 29801
• Exterior features: Living area of 1,892 (plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open living area (plan name: Lawson); Plan is new construction inventory

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $244,068.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/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 $211k (12.1% below list).
• Recommended offer: $211k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in Aiken — 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 67/100 on livability (#93 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime 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: Rents rising fast (+5.1%/yr); 522 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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

• It's been on market 68 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,767 (12.1% 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 68 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $244,068
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 Tabor Pl	0.05mi	4/3.5	1,892 (0%)	3mo	$244,610	$129	96

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-36,437
• Equity at exit: $36,391

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-14,292
• Equity at exit: $21,103

Cash invested: $68,339 (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: 522
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,661/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-22

Break-even live

Break-even rent $2,135

Max offer price $240,938

Occupancy floor 96%

Sensitivity live

Price	-10% $147	-5% $63	+0% $-22	+5% $-106	+10% $-190
Rent	-10% $-188	-5% $-105	+0% $-22	+5% $62	+10% $145
Rate	-1.0pp $101	-0.5pp $40	base $-22	+0.5pp $-85	+1.0pp $-149

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: $61,017
• Closing costs: $7,322
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	22d	1	0.17mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	15d	1	0.18mi
433 Whitby Ct Aiken, SC	5.0	3.0	2378	$2,495	$1.05	22d	1	0.19mi
8034 Macbean Loop Aiken, SC	1.0–3.0	1.0–2.0	1034	$1,745	$1.69	15d	47	0.68mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	22d	1	0.72mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	24d	1	0.76mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	22d	1	0.82mi
293 Mansell Park Aiken, SC	4.0	2.5	2386	$2,250	$0.94	22d	1	0.84mi
203 Bobwhite Dr Aiken, SC	3.0	2.0	1334	$1,595	$1.20	15d	1	0.90mi
860 Delta Ln Unit 860 Aiken, SC	4.0	4.0	2336	$2,100	$0.90	15d	1	0.99mi

Listing history 16 events

1. 2026-06-21
   days on market $239,900 Active 68 DOM
2. 2026-06-18
   days on market $239,900 Active 65 DOM
3. 2026-06-17
   days on market $239,900 Active 64 DOM
4. 2026-06-16
   days on market $239,900 Active 63 DOM
5. 2026-06-15
   days on market $239,900 Active 62 DOM
6. 2026-06-14
   days on market $239,900 Active 60 DOM
7. 2026-06-13
   days on market $239,900 Active 59 DOM
8. 2026-06-10
   days on market $239,900 Active 57 DOM
9. 2026-06-09
   days on market $239,900 Active 56 DOM
10. 2026-06-08
    days on market $239,900 Active 55 DOM
11. 2026-06-07
    days on market $239,900 Active 54 DOM
12. 2026-06-03
    days on market $239,900 Active 50 DOM
13. 2026-06-02
    days on market $239,900 Active 49 DOM
14. 2026-06-01
    days on market $239,900 Active 48 DOM
15. 2026-05-31
    days on market $239,900 Active 47 DOM
16. 2026-05-30
    days on market $239,900 Active 46 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: $25,292
• − Mortgage interest: −$13,672
• − Property taxes: −$3,661
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$7,100
• Taxable loss: −$4,408
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $798/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

Excellent 100/100 None rehab

This new construction townhouse is in excellent condition with no visible repairs needed. It offers a spacious floor plan and is move-in ready.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring in bathrooms — Enhances aesthetics and value
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring in bathrooms — Enhances aesthetics and value ↑
• Both New kitchen appliances — Modernizes the space and adds 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 — Aiken

• Score: 67/100
• State rank: #93
• US rank: #10443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• City population: 71,807
• 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