216 Williamsburg St NE · Aiken, SC 29801

$196,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 111 Days on market

Built 2003 9,583 sqft lot Est $212k · 8% under

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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 +12.2/30.0
• ARV discount +11.0/15.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Heritage Pointe is a newly developed affordable housing community, offered in accordance with the 2025 HUD Income Limits. Enjoy a nice open floor plan with split Spacious living, high ceilings, open kitchen and breakfast area, this home has been renovated to include a new roof, new HVAC, new interior paint, new LVP flooring throughout, brand new appliances to include a side-by-side refrigerator, and new hardware and fixtures. This property is conveniently located to downtown eateries and shopping, as well as a short commute to I-20.

Key facts

• Open floor plan
• Brand new appliances
• New hvac

Tags

• OPEN FLOOR PLAN
• NEW ROOF
• NEW HVAC
• NEW INTERIOR PAINT
• NEW LVP FLOORING
• BRAND NEW APPLIANCES

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built area approximately 1,200
• Exterior features: Porch; Patio; Landscaped lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $-41 ($-492/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (15.2% below list).
• Recommended offer: $166k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Chukker Creek Elementary (math 51% / reading 55%, grade C, #138 of 597 statewide, top 24%, 664 students, 30% FRL); Schofield Middle (math 18% / reading 30%, grade F, #167 of 229 statewide, top 74%, 401 students, 100% FRL); Aiken High (math 19% / reading 84%, grade D+, #146 of 196 statewide, top 75%, 1,195 students, 100% FRL) — zoned schools average 77% FRL vs 54% district-wide (23 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; 13 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 33% 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 $1k of loan paydown is wiped out by about $6k 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 111 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,264 (15.2% 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. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $212,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 NE Williamsburg St	0.07mi	2/1.0 (-1)	1,139 (-5%)	5mo	$129,000	$113	75
112 Backwoods Ln NE	0.07mi	3/2.0	1,366 (+14%)	10mo	$395,000	$289	66
458 Williamsburg St NE	0.37mi	2/2.0 (-1)	1,200 (0%)	17mo	$189,500	$158	64
547 Gwinnett St NE	0.51mi	3/1.0	1,250 (+4%)	2mo	$100,000	$80	63
1021 Colleton Ave SE	0.51mi	2/1.5 (-1)	1,240 (+3%)	6mo	$385,000	$310	59
122 SE Union St	0.47mi	2/2.0 (-1)	1,204 (+0%)	19mo	$285,000	$237	56
1405 Thorpe Ln Ln SE	0.61mi	3/2.0	1,284 (+7%)	6mo	$184,900	$144	55
512 NE Hampton Ave	0.51mi	3/1.0	1,068 (-11%)	8mo	$55,000	$51	47
811 Colleton Ave SE	0.50mi	2/1.0 (-1)	1,064 (-11%)	8mo	$450,000	$423	42
413 Union St NE	0.54mi	2/2.0 (-1)	1,302 (+8%)	16mo	$230,000	$177	42
449 Union St NE	0.57mi	4/1.0 (+1)	1,306 (+9%)	19mo	$120,000	$92	34
341 Beaufort St SE	0.61mi	2/1.0 (-1)	1,040 (-13%)	22mo	$330,000	$317	22

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: -15.5%
• Equity multiple: 0.44×
• Total profit: $-30,832
• Equity at exit: $29,224

10-year hold

• IRR: -3.8%
• Equity multiple: 0.73×
• Total profit: $-15,058
• Equity at exit: $16,946

Cash invested: $54,880 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,028
• Tax est. 1.5%: −$245 /mo · $2,940/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-41

Break-even live

Break-even rent $1,715

Max offer price $190,063

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Williamsburg St Aiken, SC	2.0	1.0	1043	$1,050	$1.01	13d	1	0.20mi
206 Sumter St SE Aiken, SC	2.0	2.0	1118	$2,200	$1.97	23d	1	0.42mi
524 Colleton Ave SE Aiken, SC	2.0	2.0	1411	$1,695	$1.20	13d	1	0.53mi
126 Park Ave SE Unit C Aiken, SC	2.0	2.0	1224	$1,900	$1.55	13d	1	0.71mi
337 E Boundary Ave SE Aiken, SC	2.0	1.0	1185	$1,750	$1.48	21d	1	0.71mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	21d	1	0.89mi
461 E Boundary Ave SE Aiken, SC	2.0	2.0	1500	$2,100	$1.40	23d	1	0.90mi
1445 Lyon Dr SE Apt 3 Aiken, SC	2.0	1.0	1330	$895	$0.67	23d	1	1.08mi
566 Newberry St Aiken, SC	2.0	1.0	1236	$3,000	$2.43	13d	1	1.25mi
301 Jehossee Dr SE Aiken, SC	3.0	2.0	1437	$1,590	$1.11	21d	1	1.42mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	23d	1	1.44mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	23d	1	1.47mi
1223 York St NE Aiken, SC	2.0	1.0	794	$1,000	$1.26	23d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $196,000 Active 111 DOM
2. 2026-06-17
   days on market $196,000 Active 110 DOM
3. 2026-06-16
   days on market $196,000 Active 109 DOM
4. 2026-06-15
   days on market $196,000 Active 108 DOM
5. 2026-06-14
   days on market $196,000 Active 106 DOM
6. 2026-06-13
   days on market $196,000 Active 105 DOM
7. 2026-06-10
   days on market $196,000 Active 103 DOM
8. 2026-06-09
   days on market $196,000 Active 102 DOM
9. 2026-06-08
   days on market $196,000 Active 101 DOM
10. 2026-06-07
    days on market $196,000 Active 100 DOM
11. 2026-06-03
    days on market $196,000 Active 96 DOM
12. 2026-06-02
    days on market $196,000 Active 95 DOM
13. 2026-06-01
    days on market $196,000 Active 94 DOM
14. 2026-05-31
    days on market $196,000 Active 93 DOM
15. 2026-05-30
    days on market $196,000 Active 92 DOM
16. 2026-02-27
    listed $196,000 Active

ⓘ 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: $19,952
• − Mortgage interest: −$10,979
• − Property taxes: −$2,940
• − Insurance: −$980
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,702
• Taxable loss: −$3,841
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $430/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 — 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

• Census place: Aiken, SC
• 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

Price history

1 event — show timeline

• 2026-02-27 Listed $196,000 AMLS