Harper Plan · Aiken, SC 29801

$254,900

4 bd · 2.5 ba · 2,137 sqft · SingleFamily · 163 Days on market

Excellent condition 1-car garage

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.8/5.0
• Rent growth +3.8/5.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Harper floor plan combines smart design with modern comfort, creating a home that's both functional and welcoming. The first floor opens with a covered porch and foyer that lead into a bright kitchen with a central island and pantry, flowing into a breakfast area and spacious family room. The owner's suite is also conveniently located on the main level, featuring a private bath, walk-in closet, and direct access to a cozy back porch. Upstairs, a versatile loft anchors the second floor and offers plenty of space for relaxing or entertaining. Three additional bedrooms, each with walk-in closets, share a full bath, making this level ideal for family, guests, or a home office.

Key facts

• Garage
• Listed 162 days

🏗️ New construction. The $254,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,230.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (19.0% below list).
• Recommended offer: $206k (19.0% below list) — sets the bar for 1% rule.

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: Byrd Elementary (math 28% / reading 36%, grade F, #369 of 597 statewide, top 64%, 657 students, 37% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools at 51% FRL track the district average.
• 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 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 $9k 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 163 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,469 (19.0% 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 163 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.70% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $293,230
• List price: $254,900
• Delta: -13.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
646 Lytham Dr	0.11mi	4/2.5	1,976 (-8%)	3mo	$279,170	$141	80
639 Lytham Dr	0.14mi	5/3.0 (+1)	2,361 (+10%)	4mo	$296,374	$126	66
4673 Hartshorn Cir	0.55mi	4/2.0	1,933 (-10%)	0mo	$279,900	$145	56
4591 Hartshorn Cir	0.55mi	4/2.0	1,933 (-10%)	2mo	$279,900	$145	55
347 Marstrand Cir	0.58mi	4/2.5	2,325 (+9%)	5mo	$286,000	$123	54
3056 Greymoor Cir	0.41mi	3/2.0 (-1)	1,885 (-12%)	0mo	$300,000	$159	54
4444 Hartshorn Cir	0.66mi	4/2.5	2,325 (+9%)	4mo	$288,900	$124	52
4481 Hartshorn Cir	0.64mi	4/2.5	2,325 (+9%)	5mo	$329,550	$142	51
4699 Hartshorn Cir	0.57mi	4/2.0	1,860 (-13%)	2mo	$305,000	$164	48
4757 Hartshorn Cir	0.60mi	4/2.0	1,841 (-14%)	1mo	$279,900	$152	46
741 Manitou Cir	0.74mi	4/2.5	2,386 (+12%)	2mo	$275,000	$115	44
4349 Hartshorn Cir	0.66mi	4/3.0	2,455 (+15%)	5mo	$299,000	$122	38

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: -23.9%
• Equity multiple: 0.17×
• Total profit: $-68,296
• Equity at exit: $43,722

10-year hold

• IRR: -14.2%
• Equity multiple: 0.11×
• Total profit: $-73,074
• Equity at exit: $25,353

Cash invested: $82,104 (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: 50 active · 45 under contract
• Months of supply: 8.3 mo (12%/mo absorbed)
• Median asking: $287,900 ($139/sqft)
• Median days on market: 136 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -1.2% 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: 10.3×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,538
• Tax est. 1.5%: −$367 /mo · $4,398/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-395

Break-even live

Break-even rent $2,565

Max offer price $236,025

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-294	+0% $-395	+5% $-497	+10% $-598
Rent	-10% $-558	-5% $-477	+0% $-395	+5% $-314	+10% $-232
Rate	-1.0pp $-248	-0.5pp $-321	base $-395	+0.5pp $-471	+1.0pp $-549

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: $73,308
• Closing costs: $8,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Tabor Pl Aiken, SC	4.0	3.5	1892	$1,999	$1.06	5d	1	0.03mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$1,850	$1.06	6d	1	0.17mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	109d	1	0.18mi
433 Whitby Ct Aiken, SC	5.0	3.0	2378	$2,495	$1.05	117d	1	0.19mi
811 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,699	$1.18	6d	1	0.29mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$1,985	$1.28	6d	1	0.72mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	117d	1	0.72mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	119d	1	0.76mi
934 Manitou Cir Aiken, SC	3.0	3.0	1551	$1,800	$1.16	6d	1	0.78mi
651 Manitou Cir Aiken, SC	4.0	2.5	2046	$1,895	$0.93	3d	1	0.82mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	117d	1	0.82mi
293 Mansell Park Aiken, SC	4.0	2.5	2386	$2,250	$0.94	117d	1	0.84mi
1034 Stockton St Aiken, SC	4.0	2.5	2522	$1,985	$0.79	0d	1	0.89mi
860 Delta Ln Unit 860 Aiken, SC	4.0	4.0	2336	$2,100	$0.90	109d	1	0.99mi
598 Burnaby Ct Aiken, SC	3.0	2.0	1748	$2,000	$1.14	6d	1	1.11mi

Property features AI

Finance

• Financial info: List price $254,900

Exterior

• Parking: 1-car garage1 total parking space
• Home design: New construction planSingle-family plan (Harper)
• Exterior features: Living area approximately 2137Address: Aiken, SC (373 Kirkstall Pl)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan)Plan named Harper

Listing history 50 events

1. 2026-09-24
   days on market $254,900 Active 163 DOM
2. 2026-09-23
   days on market $254,900 Active 162 DOM
3. 2026-09-22
   days on market $254,900 Active 161 DOM
4. 2026-09-21
   days on market $254,900 Active 160 DOM
5. 2026-09-20
   days on market $254,900 Active 159 DOM
6. 2026-09-19
   days on market $254,900 Active 158 DOM
7. 2026-09-18
   days on market $254,900 Active 157 DOM
8. 2026-09-17
   days on market $254,900 Active 156 DOM
9. 2026-09-16
   days on market $254,900 Active 155 DOM
10. 2026-09-15
    days on market $254,900 Active 154 DOM
11. 2026-09-14
    days on market $254,900 Active 153 DOM
12. 2026-09-13
    days on market $254,900 Active 152 DOM
13. 2026-09-12
    days on market $254,900 Active 151 DOM
14. 2026-09-11
    days on market $254,900 Active 150 DOM
15. 2026-09-05
    days on market $254,900 Active 144 DOM
16. 2026-09-04
    days on market $254,900 Active 143 DOM
17. 2026-09-03
    days on market $254,900 Active 142 DOM
18. 2026-08-31
    days on market $254,900 Active 139 DOM
19. 2026-08-30
    days on market $254,900 Active 138 DOM
20. 2026-08-29
    days on market $254,900 Active 137 DOM
21. 2026-08-28
    days on market $254,900 Active 136 DOM
22. 2026-08-27
    days on market $254,900 Active 135 DOM
23. 2026-08-26
    days on market $254,900 Active 134 DOM
24. 2026-08-25
    days on market $254,900 Active 133 DOM
25. 2026-08-24
    days on market $254,900 Active 132 DOM
26. 2026-08-23
    days on market $254,900 Active 131 DOM
27. 2026-08-22
    days on market $254,900 Active 130 DOM
28. 2026-08-21
    days on market $254,900 Active 129 DOM
29. 2026-08-20
    days on market $254,900 Active 128 DOM
30. 2026-08-19
    days on market $254,900 Active 127 DOM
31. 2026-08-18
    days on market $254,900 Active 126 DOM
32. 2026-08-17
    days on market $254,900 Active 125 DOM
33. 2026-08-16
    days on market $254,900 Active 124 DOM
34. 2026-08-15
    days on market $254,900 Active 123 DOM
35. 2026-08-14
    days on market $254,900 Active 122 DOM
36. 2026-08-13
    days on market $254,900 Active 121 DOM
37. 2026-08-12
    days on market $254,900 Active 120 DOM
38. 2026-08-11
    days on market $254,900 Active 119 DOM
39. 2026-08-10
    days on market $254,900 Active 118 DOM
40. 2026-08-09
    days on market $254,900 Active 117 DOM
41. 2026-08-08
    days on market $254,900 Active 116 DOM
42. 2026-08-07
    days on market $254,900 Active 115 DOM
43. 2026-08-06
    days on market $254,900 Active 114 DOM
44. 2026-08-05
    days on market $254,900 Active 113 DOM
45. 2026-08-04
    days on market $254,900 Active 112 DOM
46. 2026-08-03
    days on market $254,900 Active 111 DOM
47. 2026-07-31
    days on market $254,900 Active 108 DOM
48. 2026-07-29
    days on market $254,900 Active 106 DOM
49. 2026-07-27
    days on market $254,900 Active 104 DOM
50. 2026-07-25
    days on market $254,900 Active 102 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: $24,776
• − Mortgage interest: −$16,425
• − Property taxes: −$4,398
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$8,530
• Taxable loss: −$10,008
• Est. tax savings @ 24.0%: +$2,402
• After-tax cash flow: $-2,342/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 · 4 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from minor aesthetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures — Modernizes the bathrooms and adds value ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Byrd Elementary F SC #369/597 Nat'l #24,950/41,679 Middle Leavelle Mccampbell Middle F SC #162/229 Nat'l #10,204/14,009 High Midland Valley High C SC #120/196 Nat'l #4,077/17,239

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

---

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

Property features AI

Finance

• Financial info: List price $254,900

Exterior

• Parking: 1-car garage1 total parking space
• Home design: New construction planSingle-family plan (Harper)
• Exterior features: Living area approximately 2137Address: Aiken, SC (373 Kirkstall Pl)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan)Plan named Harper