314 NE Union St · Aiken, SC 29801

$159,000

2 bd · 1.0 ba · 1,159 sqft · SingleFamily public records · 78 Days on market

Built 1982 0.26 ac lot Est $131k · 21% over ↓ 8% since listing

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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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute ranch in downtown Aiken! Nice covered front porch to enjoy the fresh air while drinking coffee & reading a good book. Interior has vinyl flooring thru out. Lovely living room w/ wood burning fireplace. 2nd bedroom has decorative fireplace. Spacious kitchen features: range, refrigerator, dishwasher, built in microwave & pantry. Owners suite has sitting room w/ closet. Owners bedroom w/ private bathroom that features a walk in shower. Side covered deck. Storage building. Chain link fence around entire yard. Big backyard. Close to all downtown restaurants, shopping, entertainment. Seller is a licensed SC real estate agent.

Key facts

• Covered front porch
• Owners suite
• Vinyl flooring

Tags

• COVERED FRONT PORCH
• VINYL FLOORING
• WOOD BURNING FIREPLACE
• SPACIOUS KITCHEN
• BUILT IN MICROWAVE
• OWNERS SUITE

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story property
• Construction: Aluminum exterior finish; Crawlspace foundation
• Exterior features: Covered front porch; Chain link fencing; Paved road access; Public water

Interior

• Kitchen: Pantry; Vinyl flooring; Dishwasher; Refrigerator; Built-in microwave; Free-standing range
• Bedrooms: Master bedroom on main level with private bath and private closet; Second bedroom with private closet (main level)
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central heating with gas on main level
• Interior features: Ceiling fan; Attic with pull-down access; Wood-burning fireplace (1)
• Laundry & utility: Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Chukker Creek Elementary (math 51% / reading 55%, grade C, #138 of 597 statewide, top 24%, 664 students, 30% FRL); Aiken High (math 19% / reading 84%, grade D+, #146 of 196 statewide, top 75%, 1,195 students, 100% FRL).
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.1%/yr); 521 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 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

• 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $130,967
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 NE Williamsburg St	0.44mi	2/1.0	1,139 (-2%)	5mo	$129,000	$113	72
512 NE Hampton Ave	0.28mi	3/1.0 (+1)	1,068 (-8%)	8mo	$55,000	$51	62
547 Gwinnett St NE	0.43mi	3/1.0 (+1)	1,250 (+8%)	2mo	$100,000	$80	60
122 SE Union St	0.38mi	2/2.0	1,204 (+4%)	19mo	$285,000	$237	56
413 Union St NE	0.15mi	2/2.0	1,302 (+12%)	16mo	$230,000	$177	55
458 Williamsburg St NE	0.48mi	2/2.0	1,200 (+4%)	17mo	$189,500	$158	54
341 Greenville St	0.67mi	3/2.0 (+1)	1,111 (-4%)	1mo	$200,000	$180	52
811 Colleton Ave SE	0.74mi	2/1.0	1,064 (-8%)	8mo	$450,000	$423	45
406 NE Hampton Ave	0.63mi	3/1.0 (+1)	1,188 (+2%)	20mo	$70,000	$59	45
512 NE Hampton Ave	0.72mi	3/1.0 (+1)	1,068 (-8%)	8mo	$55,000	$51	41
242 Williamsburg St NE	0.44mi	3/1.5 (+1)	1,298 (+12%)	23mo	$125,000	$96	33

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,632
• Equity at exit: $23,707

10-year hold

• IRR: 9.5%
• Equity multiple: 1.80×
• Total profit: $35,536
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$834
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $294

Break-even live

Break-even rent $1,257

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Williamsburg St Aiken, SC	2.0	1.0	1043	$1,050	$1.01	14d	1	0.46mi
126 Park Ave SE Unit C Aiken, SC	2.0	2.0	1224	$1,900	$1.55	14d	1	0.51mi
206 Sumter St SE Aiken, SC	2.0	2.0	1118	$2,200	$1.97	23d	1	0.56mi
524 Colleton Ave SE Aiken, SC	2.0	2.0	1411	$1,695	$1.20	14d	1	0.64mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	21d	1	0.66mi
326 Sumter St SE Aiken, SC	1.0	1.5	1000	$1,600	$1.60	23d	1	0.74mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	23d	1	0.97mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	23d	1	0.98mi
566 Newberry St Aiken, SC	2.0	1.0	1236	$3,000	$2.43	14d	1	1.16mi
337 E Boundary Ave SE Aiken, SC	2.0	1.0	1185	$1,750	$1.48	21d	1	1.17mi
1532 Colleton Ave SE Aiken, SC	1.0	1.0	950	$1,250	$1.32	21d	1	1.20mi
1223 York St NE Aiken, SC	2.0	1.0	794	$1,000	$1.26	23d	1	1.27mi
461 E Boundary Ave SE Aiken, SC	2.0	2.0	1500	$2,100	$1.40	23d	1	1.35mi
1445 Lyon Dr SE Apt 3 Aiken, SC	2.0	1.0	1330	$895	$0.67	23d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $159,000 Active 78 DOM
2. 2026-06-17
   days on market $159,000 Active 77 DOM
3. 2026-06-16
   days on market $159,000 Active 76 DOM
4. 2026-06-15
   days on market $159,000 Active 75 DOM
5. 2026-06-14
   days on market $159,000 Active 73 DOM
6. 2026-06-13
   days on market $159,000 Active 72 DOM
7. 2026-06-10
   days on market $159,000 Active 70 DOM
8. 2026-06-09
   days on market $159,000 Active 69 DOM
9. 2026-06-08
   days on market $159,000 Active 68 DOM
10. 2026-06-07
    days on market $159,000 Active 67 DOM
11. 2026-06-03
    days on market $159,000 Active 63 DOM
12. 2026-06-02
    days on market $159,000 Active 62 DOM
13. 2026-06-01
    days on market $159,000 Active 61 DOM
14. 2026-05-31
    days on market $159,000 Active 60 DOM
15. 2026-05-30
    days on market $159,000 Active 59 DOM
16. 2026-04-01
    listed $159,000 Active 644-char remark

    Show marketing remark (644 chars)

    Cute ranch in downtown Aiken! Nice covered front porch to enjoy the fresh air while drinking coffee & reading a good book. Interior has vinyl flooring thru out. Lovely living room w/ wood burning fireplace. 2nd bedroom has decorative fireplace. Spacious kitchen features: range, refrigerator, dishwasher, built in microwave & pantry. Owners suite has sitting room w/ closet. Owners bedroom w/ private bathroom that features a walk in shower. Side covered deck. Storage building. Chain link fence around entire yard. Big backyard. Close to all downtown restaurants, shopping, entertainment. Seller is a licensed SC real estate agent.

17. 2026-04-01
    listed $159,000 Active

    Show marketing remark (644 chars)

    Cute ranch in downtown Aiken! Nice covered front porch to enjoy the fresh air while drinking coffee & reading a good book. Interior has vinyl flooring thru out. Lovely living room w/ wood burning fireplace. 2nd bedroom has decorative fireplace. Spacious kitchen features: range, refrigerator, dishwasher, built in microwave & pantry. Owners suite has sitting room w/ closet. Owners bedroom w/ private bathroom that features a walk in shower. Side covered deck. Storage building. Chain link fence around entire yard. Big backyard. Close to all downtown restaurants, shopping, entertainment. Seller is a licensed SC real estate agent.

18. 2005-01-11
    soldstatus $172,500

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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 ≥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: $19,548
• − Mortgage interest: −$8,906
• − Property taxes: −$1,114
• − Insurance: −$795
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,625
• Taxable income: $980
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $3,293/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

-7.8% since first listed

3 events — show timeline

• 2026-04-01 Listed $159,000 Consolidated MLS
• 2026-04-01 Listed $159,000 AMLS
• 2005-01-11 Sold (Public Records) $172,500 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,114 · +8.5% YoY. Source: county tax records.