1104 Hampton Ave NW · Aiken, SC 29801

$125,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 226 Days on market

Built 1947 0.64 ac lot Est $194k · 36% under

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Why this score? — see what drove the B 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint three bed, one bath home situated on a generous . 64 acre lot minutes from Downtown Aiken! The home boasts gorgeous hardwood floors throughout most of the main living areas. The home has historic charm, with an acrhed doorway leading from the living room to the dining room. The kitchen has a drainboard sink and the kitchen is equipped with a refrigerator, range, and microwave. The mudroom is large with plenty of space for storage and laundry. The back yard is large and there is a screened porch off the back of the home. Please note, the home will be sold AS-IS and does not have central A/C but the four window units used to cool the home will convey with the sale.

Key facts

• Screened patio
• Open patio
• Fully fenced land

Tags

• FULLY FENCED LAND
• HARDWOOD FLOORS
• BRAND-NEW CARPET
• SPACIOUS MUDROOM
• SCREENED PATIO
• OPEN PATIO

Property features AI

Finance

• Other: Accessible entrance with ramp; Accessible approach with ramp; Satellite dish
• HOA & community: No community features listed

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One level
• Construction: Frame and block construction; Block and brick/mortar foundation; Asphalt roof; Built on 1,356 above-grade finished area
• Exterior features: Screened patio; Patio; Fenced yard; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator; Gas water heater
• Bedrooms: Total rooms: 6
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Ceiling fans; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.0% 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 22d 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 31% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $193,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Hampton Ave NW	0.00mi	3/1.0	1,356 (0%)	1mo	$100,000	$74	99
1215 Pickens St NW #0	0.31mi	3/2.0	1,389 (+2%)	9mo	$173,000	$125	70
1130 Hilltop Ave #0	0.26mi	2/1.0 (-1)	1,425 (+5%)	6mo	$219,000	$154	69
1369 Congress Dr NW	0.44mi	3/2.0	1,300 (-4%)	6mo	$210,000	$162	63
1305 Pine Dr NW	0.34mi	3/1.0	1,276 (-6%)	14mo	$171,000	$134	63
1120 NW Hampton Ave	0.07mi	3/1.5	1,183 (-13%)	14mo	$110,000	$93	61
1382 NW Senate Dr	0.54mi	3/2.0	1,325 (-2%)	15mo	$203,000	$153	54
646 Lincoln Ave	0.58mi	3/2.0	1,258 (-7%)	4mo	$225,500	$179	53
175 Kline St NW	0.42mi	3/2.0	1,535 (+13%)	2mo	$309,000	$201	52
1346 Hayne Ave SW	0.74mi	2/1.0 (-1)	1,387 (+2%)	9mo	$198,000	$143	49
2905 Catawba St	0.57mi	3/1.5	1,177 (-13%)	2mo	$156,500	$133	48
2912 Catawba St	0.59mi	3/2.0	1,224 (-10%)	12mo	$157,000	$128	42

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: 8.4%
• Equity multiple: 1.34×
• Total profit: $11,756
• Equity at exit: $18,638

10-year hold

• IRR: 19.2%
• Equity multiple: 2.75×
• Total profit: $61,257
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$656
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $451

Break-even live

Break-even rent $989

Max offer price $125,000

Occupancy floor 66%

Sensitivity live

Price	-10% $522	-5% $487	+0% $451	+5% $416	+10% $380
Rent	-10% $328	-5% $390	+0% $451	+5% $513	+10% $574
Rate	-1.0pp $514	-0.5pp $483	base $451	+0.5pp $419	+1.0pp $386

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	24d	1	0.19mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	24d	1	0.48mi
3301 Westmont Dr Aiken, SC	3.0	1.5	1315	$1,335	$1.02	22d	1	0.91mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	15d	1	0.94mi
126 Park Ave SE Unit C Aiken, SC	2.0	2.0	1224	$1,900	$1.55	15d	1	1.13mi
140 Weaver St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	22d	1	1.23mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	22d	1	1.31mi
108 Wallace Green St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	24d	1	1.33mi
566 Newberry St Aiken, SC	2.0	1.0	1236	$3,000	$2.43	15d	1	1.45mi
206 Sumter St SE Aiken, SC	2.0	2.0	1118	$2,200	$1.97	24d	1	1.49mi

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-24
   price $125,000
3. 2026-03-17
   price $159,900
4. 2025-09-19
   listed $175,000 Active
5. 2021-10-11
   soldstatus $50,000
6. 2021-10-07
   soldstatus $50,000 678-char remark

   Show marketing remark (678 chars)

   Quaint three bed, one bath home situated on a generous . 64 acre lot minutes from Downtown Aiken! The home boasts gorgeous hardwood floors throughout most of the main living areas. The home has historic charm, with an acrhed doorway leading from the living room to the dining room. The kitchen has a drainboard sink and the kitchen is equipped with a refrigerator, range, and microwave. The mudroom is large with plenty of space for storage and laundry. The back yard is large and there is a screened porch off the back of the home. Please note, the home will be sold AS-IS and does not have central A/C but the four window units used to cool the home will convey with the sale.

7. 2021-08-06
   listed $75,000 678-char remark

   Show marketing remark (678 chars)

   Quaint three bed, one bath home situated on a generous . 64 acre lot minutes from Downtown Aiken! The home boasts gorgeous hardwood floors throughout most of the main living areas. The home has historic charm, with an acrhed doorway leading from the living room to the dining room. The kitchen has a drainboard sink and the kitchen is equipped with a refrigerator, range, and microwave. The mudroom is large with plenty of space for storage and laundry. The back yard is large and there is a screened porch off the back of the home. Please note, the home will be sold AS-IS and does not have central A/C but the four window units used to cool the home will convey with the sale.

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,722
• − Mortgage interest: −$7,002
• − Property taxes: −$885
• − Insurance: −$625
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$3,636
• Taxable income: $3,579
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $4,556/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

• 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

+66.7% since first listed

7 events — show timeline

• 2026-05-04 Pending — AMLS
• 2026-04-24 Price Changed $125,000 AMLS
• 2026-03-17 Price Changed $159,900 AMLS
• 2025-09-19 Listed $175,000 AMLS
• 2021-10-11 Sold (Public Records) $50,000 Public Records
• 2021-10-07 Sold (MLS) $50,000 AMLS
• 2021-08-06 Listed $75,000 AMLS

Property tax history

+46.8%/yr

Latest (2025): $885 · +9.6% YoY. Source: county tax records.