5692 Cobalt Falls Bend Bnd · Aiken, SC 29801

$264,900

4 bd · 3.5 ba · 2,266 sqft · SingleFamily · 94 Days on market

Built 2025 Good condition 8,712 sqft lot $117/sqft · 8% below area Est $287k · 8% under $16/mo HOA · 1% of rent

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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).

• ARV discount +11.0/15.0
• Cash flow +10.8/30.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY INCENTIVES 10k Your Way using preferred lender The Alder L floor plan offers 2,266 square feet of thoughtfully designed living space featuring 4 bedrooms, 3.5 bathrooms, and a two-car garage--perfect for families or those who need flexible space. The main level showcases a spacious great room that flows seamlessly into the dining area and kitchen, creating an inviting setting for everyday living and entertaining. The kitchen features a center island ideal for meal prep or casual dining, while the adjacent patio provides a quiet outdoor retreat.

Key facts

• Spacious great room
• Jack and jill bath
• Large walk in closet

Tags

• SPACIOUS GREAT ROOM
• CENTER ISLAND
• LARGE WALK IN CLOSET
• DOUBLE SINK VANITY
• DIRECT ACCESS TO LAUNDRY ROOM
• JACK AND JILL BATH

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.6% below list).
• Recommended offer: $218k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% 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: North Aiken Elementary (math 12% / reading 19%, grade F, #539 of 597 statewide, top 91%, 466 students, 100% 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 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 687 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 44% 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 $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

• It's been on market 94 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $218,375 (17.6% 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 94 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $286,965
• List price: $264,900
• Delta: -7.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
438 Narrow Bridge Ct	0.20mi	5/2.5 (+1)	2,230 (-2%)	6mo	$279,900	$126	74
438 Narrow Bridge Ct	0.20mi	5/2.5 (+1)	2,230 (-2%)	6mo	$279,900	$126	74
5892 Cobalt Falls Bnd	0.08mi	4/2.5	2,075 (-8%)	6mo	$249,990	$120	74
659 Downstream Ct	0.12mi	4/2.5	2,002 (-12%)	1mo	$226,990	$113	70
7170 Foggy River Dr	0.26mi	4/2.5	2,459 (+8%)	0mo	$279,900	$114	70
3499 NW Tanbark Oak Ln	0.46mi	5/3.0 (+1)	2,273 (+0%)	2mo	$274,990	$121	70
3690 NW Tanbark Oak Ln	0.52mi	5/3.0 (+1)	2,273 (+0%)	2mo	$307,490	$135	67
220 NW Shingle Oak Garden Gdn	0.55mi	5/3.0 (+1)	2,273 (+0%)	4mo	$279,990	$123	63
3224 Tanbark Oak Ln NW	0.38mi	5/3.0 (+1)	2,433 (+7%)	0mo	$348,391	$143	63
3471 Tanbark Oak Ln NW	0.45mi	5/3.0 (+1)	2,433 (+7%)	1mo	$314,990	$129	59
7136 Foggy River Dr	0.25mi	4/2.5	1,967 (-13%)	9mo	$274,400	$140	55
9131 NW Wafer Ash Bnd	0.58mi	5/3.0 (+1)	2,433 (+7%)	3mo	$274,990	$113	51

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: -17.2%
• Equity multiple: 0.38×
• Total profit: $-46,002
• Equity at exit: $39,497

10-year hold

• IRR: -5.7%
• Equity multiple: 0.59×
• Total profit: $-30,078
• Equity at exit: $22,904

Cash invested: $74,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 68 active · 34 under contract
• Months of supply: 29.1 mo (3%/mo absorbed)
• Median asking: $282,743 ($130/sqft)
• Median days on market: 104 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29801

• Rents YoY: 5.1%
• Active inventory: 687
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$16
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-122

Break-even live

Break-even rent $2,338

Max offer price $247,318

Occupancy floor —

Sensitivity live

Price	-10% $62	-5% $-30	+0% $-122	+5% $-213	+10% $-305
Rent	-10% $-294	-5% $-208	+0% $-122	+5% $-35	+10% $51
Rate	-1.0pp $12	-0.5pp $-54	base $-122	+0.5pp $-190	+1.0pp $-260

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: $66,225
• Closing costs: $7,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5744 Cobalt Falls Bnd Aiken, SC	4.0	2.5	2075	$2,175	$1.05	0d	1	0.05mi
630 Downstream Ct Aiken, SC	5.0	2.5	2408	$2,290	$0.95	6d	1	0.11mi
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	119d	1	0.11mi
117 Williams Ln Aiken, SC	4.0	2.5	1923	$1,995	$1.04	6d	1	0.17mi
123 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	5d	1	0.18mi
7321 Foggy River Dr Aiken, SC	4.0	2.5	1923	$2,035	$1.06	6d	1	0.18mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	109d	1	0.21mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	119d	1	0.21mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	119d	1	0.22mi
7105 Foggy River Dr Aiken, SC	4.0	2.5	1967	$2,065	$1.05	6d	1	0.22mi
147 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	6d	1	0.22mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	109d	1	0.22mi
5057 Needle Palm Rd NW Aiken, SC	4.0	2.5	1665	$2,075	$1.25	6d	1	0.45mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	109d	1	0.61mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	109d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $264,900 Active 94 DOM
2. 2026-09-23
   days on market $264,900 Active 93 DOM
3. 2026-09-22
   days on market $264,900 Active 92 DOM
4. 2026-09-21
   days on market $264,900 Active 91 DOM
5. 2026-09-20
   days on market $264,900 Active 90 DOM
6. 2026-09-19
   days on market $264,900 Active 89 DOM
7. 2026-09-18
   days on market $264,900 Active 88 DOM
8. 2026-09-17
   days on market $264,900 Active 87 DOM
9. 2026-09-16
   days on market $264,900 Active 86 DOM
10. 2026-09-15
    days on market $264,900 Active 85 DOM
11. 2026-09-14
    days on market $264,900 Active 84 DOM
12. 2026-09-13
    days on market $264,900 Active 83 DOM
13. 2026-09-12
    days on market $264,900 Active 82 DOM
14. 2026-09-11
    days on market $264,900 Active 81 DOM
15. 2026-09-05
    days on market $264,900 Active 75 DOM
16. 2026-09-04
    days on market $264,900 Active 74 DOM
17. 2026-09-03
    days on market $264,900 Active 73 DOM
18. 2026-08-31
    days on market $264,900 Active 70 DOM
19. 2026-08-30
    days on market $264,900 Active 69 DOM
20. 2026-08-29
    days on market $264,900 Active 68 DOM
21. 2026-08-28
    days on market $264,900 Active 67 DOM
22. 2026-08-27
    days on market $264,900 Active 66 DOM
23. 2026-08-26
    days on market $264,900 Active 65 DOM
24. 2026-08-25
    days on market $264,900 Active 64 DOM
25. 2026-08-24
    days on market $264,900 Active 63 DOM
26. 2026-08-23
    days on market $264,900 Active 62 DOM
27. 2026-08-22
    days on market $264,900 Active 61 DOM
28. 2026-08-21
    pricedays on market $264,900 Active 60 DOM
29. 2026-08-20
    days on market $269,900 Active 59 DOM
30. 2026-08-19
    days on market $269,900 Active 58 DOM
31. 2026-08-18
    days on market $269,900 Active 57 DOM
32. 2026-08-17
    days on market $269,900 Active 56 DOM
33. 2026-08-16
    days on market $269,900 Active 55 DOM
34. 2026-08-15
    days on market $269,900 Active 54 DOM
35. 2026-08-14
    days on market $269,900 Active 53 DOM
36. 2026-08-13
    days on market $269,900 Active 52 DOM
37. 2026-08-12
    days on market $269,900 Active 51 DOM
38. 2026-08-11
    days on market $269,900 Active 50 DOM
39. 2026-08-10
    days on market $269,900 Active 49 DOM
40. 2026-08-09
    days on market $269,900 Active 48 DOM
41. 2026-08-08
    days on market $269,900 Active 47 DOM
42. 2026-08-07
    pricedays on market $269,900 Active 46 DOM
43. 2026-08-06
    days on market $275,000 Active 45 DOM
44. 2026-08-05
    days on market $275,000 Active 44 DOM
45. 2026-08-04
    days on market $275,000 Active 43 DOM
46. 2026-08-03
    days on market $275,000 Active 42 DOM
47. 2026-07-31
    days on market $275,000 Active 39 DOM
48. 2026-07-29
    days on market $275,000 Active 37 DOM
49. 2026-07-27
    days on market $275,000 Active 35 DOM
50. 2026-07-25
    days on market $275,000 Active 33 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: $26,205
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$192
• − Depreciation: −$7,706
• Taxable loss: −$6,023
• Est. tax savings @ 24.0%: +$1,445
• After-tax cash flow: $-13/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 · 12 photos

Good 80/100 None rehab

This move-in ready home offers a spacious floor plan with modern amenities and a well-maintained exterior. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary North Aiken Elementary F SC #539/597 Nat'l #36,161/41,679 Middle Schofield Middle F SC #167/229 Nat'l #10,795/14,009 High Aiken High D+ SC #146/196 Nat'l #5,269/17,239

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

C Composite livability gradescore 67/100

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 · 178,003 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: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+0.0% since first listed

7 events — show timeline

• 2026-05-27 Pending — Hive MLS
• 2026-05-06 Relisted — Hive MLS
• 2026-05-06 Price Changed $275,000 Hive MLS
• 2025-12-03 Listing Removed — Hive MLS
• 2025-12-03 Listing Removed — Hive MLS
• 2025-10-23 Listed $280,790 Hive MLS
• 2025-10-23 Listed $275,000 Hive MLS