924 Mockingbird Ln · Aiken, SC 29803

$189,000

3 bd · 1.0 ba · 956 sqft · SingleFamily public records

Built 1958 8,712 sqft lot Est $174k · 9% over

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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 +14.4/30.0
• DSCR +4.4/10.0
• ARV discount +3.6/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Southside Aiken Home with Exceptional Storage & Outdoor Living This 3-bedroom, 1-bath home is nestled in Bonnieview Estates, offering unbeatable convenience with Sonic, Walmart, CVS, and a variety of shops just minutes away. Inside, you'll find beautiful hardwood flooring throughout, complemented by tile in the bathroom. The home is truly move-in ready and packed with storage and outdoor living options, including: - Attached carport - Multiple covered porches - Workshop with covered carport - Exterior storage building - Covered screened-in porch Whether you're a hobbyist, a nature lover, or simply need extra space, this property has it all. Don't miss

Key facts

• 8,712 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (21.1% below list).
• Recommended offer: $149k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Millbrook Elementary (math 42% / reading 44%, grade F, #250 of 597 statewide, top 42%, 661 students, 38% FRL); M. B. Kennedy Middle (math 27% / reading 41%, grade F, #110 of 229 statewide, top 49%, 643 students, 51% FRL); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 515 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $149,185 (21.1% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $173,992
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Mockingbird Ln	0.00mi	3/1.0	956 (0%)	1mo	$188,750	$197	99
900 Brunswick Ln	0.24mi	2/1.0 (-1)	899 (-6%)	4mo	$199,500	$222	70
104 Sharyn Ln	0.14mi	3/1.0	1,040 (+9%)	13mo	$189,000	$182	68
925 Robinhood Trl	0.05mi	2/1.0 (-1)	1,042 (+9%)	16mo	$139,900	$134	64
898 Brunswick Ln	0.25mi	2/1.0 (-1)	833 (-13%)	11mo	$155,000	$186	53
109 Collier St	0.70mi	3/1.0	1,025 (+7%)	18mo	$56,500	$55	40
189 E Pine Log Rd	0.61mi	3/1.0	1,088 (+14%)	22mo	$146,000	$134	30

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-26,168
• Equity at exit: $28,181

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-10,870
• Equity at exit: $16,341

Cash invested: $52,920 (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 29803

• Rents YoY: 4.4%
• Active inventory: 515
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$991
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $37

Break-even live

Break-even rent $1,445

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $144	-5% $91	+0% $37	+5% $-16	+10% $-70
Rent	-10% $-81	-5% $-22	+0% $37	+5% $96	+10% $155
Rate	-1.0pp $132	-0.5pp $85	base $37	+0.5pp $-12	+1.0pp $-62

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Roses Run Aiken, SC	2.0–3.0	2.0	1025	$1,420	$1.39	15d	10	0.47mi
4285 Julep Way SW Aiken, SC	2.0	1.0–2.0	825	$2,093	$2.54	15d	28	0.65mi
107 Raintree Ct Aiken, SC	2.0	2.0	1092	$1,800	$1.65	22d	1	0.80mi
111 Smallridge St Aiken, SC	3.0	1.0	1032	$1,500	$1.45	15d	1	0.88mi
1030 Carriage Dr Unit D Aiken, SC	2.0	1.0	957	$1,100	$1.15	22d	1	0.92mi
3000 London Ct Aiken, SC	1.0–2.0	1.0–2.0	855	$1,255	$1.47	25d	3	0.95mi
3400 London Ct SW Unit 203 3400-203 Aiken, SC	2.0	2.0	985	$1,155	$1.17	25d	1	0.96mi
3301 London Ct SW Apt 201 Aiken, SC	2.0	2.0	985	$1,300	$1.32	22d	1	0.97mi
111 Bennington Ln Aiken, SC	2.0	2.0	1092	$1,400	$1.28	15d	1	0.98mi
130 Bennington Ln Aiken, SC	2.0	2.0	1046	$1,275	$1.22	25d	1	1.03mi
650 Silver Bluff Rd Aiken, SC	1.0–3.0	1.0–2.0	894	$1,529	$1.71	15d	15	1.03mi
704 Maple St Aiken, SC	3.0	1.0	1045	$1,250	$1.20	15d	1	1.20mi
304 Shadowood Pl Aiken, SC	2.0–3.0	1.5–2.5	1050	$1,549	$1.48	15d	6	1.28mi
101 Greengate Cir Aiken, SC	1.0–3.0	1.0–2.0	950	$1,600	$1.68	15d	10	1.32mi
118 Riverbirch Dr Aiken, SC	2.0	1.5	1072	$1,050	$0.98	25d	1	1.33mi
100 Cody Ln Aiken, SC	2.0–3.0	2.0–2.5	1163	$1,326	$1.14	15d	11	1.35mi

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-30
   historical
3. 2026-04-30
   historical
4. 2026-04-03
   listed $189,000 Active
5. 2026-04-03
   listed $189,000

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$218/yr (+$18/mo · 25.3%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $17,902
• − Mortgage interest: −$10,587
• − Property taxes: −$859
• − Insurance: −$945
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$5,498
• Taxable loss: −$2,852
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $1,129/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): 40,699
• Household income: $86,023
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 641.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -221.02%
• Current HPI: 231.6908
• Rent YoY: ▲ 4.43%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-30 Pending — Hive MLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-04-03 Listed $189,000 Hive MLS
• 2026-04-03 Listed $189,000 Hive MLS

Property tax history

+0.9%/yr

Latest (2025): $859 · +8.4% YoY. Source: county tax records.