672 Downstream Ct · Aiken, SC 29801

$209,990

4 bd · 2.0 ba · 1,401 sqft · SingleFamily · 105 Days on market

Built 2026 Excellent condition 5,227 sqft lot Garage $16/mo HOA · 1% of rent ↓ 14% since listing

---

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 +7.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* Move In READY!! * The Yellowstone Plan from our Freedom Series is thoughtfully designed for comfort and convenience, offering 4 bedrooms, 2 bathrooms, and 1,401 square feet of single-story living. As you enter the home, you'll find three secondary bedrooms and a full bathroom, perfectly positioned to provide privacy and flexibility for family members or guests. Continue down the hall, and you'll pass the conveniently located laundry room before reaching the heart of the home. The open-concept kitchen, complete with a central island, seamlessly overlooks the family room and dining area, creating a welcoming space for family time, meals, and entertaining.

Key facts

• Central island
• Open-concept kitchen
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• CENTRAL ISLAND
• PRIVATE BATHROOM
• WALK-IN CLOSET
• LAUNDRY ROOM
• FAMILY ROOM

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,762.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (15.2% below list).
• Recommended offer: $178k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Aiken — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Aiken Elementary (math 34% / reading 40%, grade F, #315 of 597 statewide, top 55%, 524 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 36% 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 $7k 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 105 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,110 (15.2% 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 105 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.73% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.4

CMA / ARV

• ARV (median comp): $243,762
• List price: $209,990
• Delta: -13.85%
• 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
655 Downstream Ct	0.01mi	4/2.0	1,401 (0%)	2mo	$209,990	$150	98
671 Downstream Ct	0.00mi	4/2.0	1,401 (0%)	3mo	$211,990	$151	97
887 Silent Barge Cv	0.12mi	3/2.5 (-1)	1,404 (+0%)	7mo	$234,490	$167	81
972 Silent Barge Cv	0.06mi	3/2.0 (-1)	1,292 (-8%)	0mo	$239,870	$186	79
900 Silent Barge Cv	0.10mi	3/2.5 (-1)	1,404 (+0%)	12mo	$234,490	$167	78
631 Downstream Ct	0.02mi	3/2.0 (-1)	1,202 (-14%)	1mo	$192,990	$161	70
683 Downstream Ct	0.01mi	3/2.0 (-1)	1,202 (-14%)	2mo	$194,990	$162	70
644 Downstream Ct	0.02mi	3/2.0 (-1)	1,202 (-14%)	3mo	$196,990	$164	68
927 Silent Barge Cv	0.10mi	3/2.0 (-1)	1,292 (-8%)	12mo	$238,500	$185	68
9141 NW Wafer Ash Bnd	0.53mi	3/2.0 (-1)	1,395 (-0%)	4mo	$245,000	$176	67
9121 NW Wafer Ash Bnd	0.51mi	3/2.0 (-1)	1,395 (-0%)	12mo	$250,000	$179	61
32 White Herron Cir	0.68mi	3/2.0 (-1)	1,388 (-1%)	5mo	$342,400	$247	57

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: -22.8%
• Equity multiple: 0.20×
• Total profit: $-54,390
• Equity at exit: $36,346

10-year hold

• IRR: -12.6%
• Equity multiple: 0.19×
• Total profit: $-55,159
• Equity at exit: $21,076

Cash invested: $68,253 (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: 27 active · 15 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $232,490 ($156/sqft)
• Median days on market: 64 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +11.5% above 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: 9.8×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$1,278
• Tax est. 1.5%: −$305 /mo · $3,656/yr
• Insurance: −$102
• HOA: −$16
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-294

Break-even live

Break-even rent $2,153

Max offer price $201,290

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-209	+0% $-294	+5% $-378	+10% $-462
Rent	-10% $-434	-5% $-364	+0% $-294	+5% $-223	+10% $-153
Rate	-1.0pp $-171	-0.5pp $-232	base $-294	+0.5pp $-357	+1.0pp $-421

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: $60,941
• Closing costs: $7,313
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	119d	1	0.14mi
108 Wallace Green St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	119d	1	0.15mi
464 Narrow Bridge Ct Aiken, SC	3.0	2.5	1420	$1,920	$1.35	6d	1	0.18mi
140 Weaver St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	117d	1	0.30mi
5057 Needle Palm Rd NW Aiken, SC	4.0	2.5	1665	$2,075	$1.25	6d	1	0.38mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	109d	1	0.55mi
209 Wadley Dr Aiken, SC	3.0	2.0	1216	$1,025	$0.84	6d	1	1.07mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	119d	1	1.17mi
1360 Senate Dr NW Aiken, SC	4.0	1.5	1075	$1,495	$1.39	6d	1	1.23mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	119d	1	1.36mi
1061B Pinecrest Ave NW Unit A Aiken, SC	3.0	2.0	1350	$1,600	$1.19	6d	1	1.37mi

Property features AI

Finance

• Other: Subdivision: Rivers CrossingDirections available
• HOA & community: Homeowners association with an annual fee of $195 (about $16.25/month)

Exterior

• Parking: Attached garage (1 car)Driveway
• Security: Smoke detectors
• Utilities: Public waterPublic sewerUnderground utilitiesCable availableWater and sewer available
• Home design: Single family residenceNew constructionOne story
• Construction: Frame construction with vinyl sidingShingle roofSlab foundationBuilt by National HomeCorpHome warranty included
• Exterior features: PatioLevel, landscaped lotAsphalt road access

Interior

• Kitchen: DishwasherRangeMicrowaveElectric water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified separately)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric)Central electric air conditioning
• Interior features: Walk-in closetsKitchen islandPantry
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-31
   days on market $209,990 Active 105 DOM
2. 2026-08-30
   days on market $209,990 Active 104 DOM
3. 2026-08-29
   days on market $209,990 Active 103 DOM
4. 2026-08-28
   days on market $209,990 Active 102 DOM
5. 2026-08-27
   days on market $209,990 Active 101 DOM
6. 2026-08-26
   days on market $209,990 Active 100 DOM
7. 2026-08-25
   days on market $209,990 Active 99 DOM
8. 2026-08-24
   days on market $209,990 Active 98 DOM
9. 2026-08-23
   days on market $209,990 Active 97 DOM
10. 2026-08-22
    days on market $209,990 Active 96 DOM
11. 2026-08-21
    days on market $209,990 Active 95 DOM
12. 2026-08-20
    days on market $209,990 Active 94 DOM
13. 2026-08-19
    days on market $209,990 Active 93 DOM
14. 2026-08-18
    days on market $209,990 Active 92 DOM
15. 2026-08-17
    days on market $209,990 Active 91 DOM
16. 2026-08-16
    days on market $209,990 Active 90 DOM
17. 2026-08-15
    days on market $209,990 Active 89 DOM
18. 2026-08-14
    days on market $209,990 Active 88 DOM
19. 2026-08-13
    days on market $209,990 Active 87 DOM
20. 2026-08-12
    days on market $209,990 Active 86 DOM
21. 2026-08-11
    days on market $209,990 Active 85 DOM
22. 2026-08-10
    days on market $209,990 Active 84 DOM
23. 2026-08-09
    days on market $209,990 Active 83 DOM
24. 2026-08-08
    days on market $209,990 Active 82 DOM
25. 2026-08-07
    days on market $209,990 Active 81 DOM
26. 2026-08-06
    days on market $209,990 Active 80 DOM
27. 2026-08-05
    days on market $209,990 Active 79 DOM
28. 2026-08-04
    days on market $209,990 Active 78 DOM
29. 2026-08-03
    days on market $209,990 Active 77 DOM
30. 2026-07-31
    days on market $209,990 Active 74 DOM
31. 2026-07-29
    days on market $209,990 Active 72 DOM
32. 2026-07-27
    days on market $209,990 Active 70 DOM
33. 2026-07-25
    days on market $209,990 Active 68 DOM
34. 2026-07-24
    days on market $209,990 Active 67 DOM
35. 2026-07-23
    days on market $209,990 Active 66 DOM
36. 2026-07-22
    status $209,990 Active 65 DOM
37. 2026-07-22
    days on market $209,990 Active Under Contract 65 DOM
38. 2026-07-21
    days on market $209,990 Active Under Contract 64 DOM
39. 2026-07-18
    days on market $209,990 Active Under Contract 61 DOM
40. 2026-07-16
    days on market $209,990 Active Under Contract 59 DOM
41. 2026-07-16
    days on market $209,990 Active Under Contract 58 DOM
42. 2026-07-14
    days on market $209,990 Active Under Contract 57 DOM
43. 2026-07-14
    days on market $209,990 Active Under Contract 56 DOM
44. 2026-07-12
    days on market $209,990 Active Under Contract 55 DOM
45. 2026-07-11
    days on market $209,990 Active Under Contract 54 DOM
46. 2026-07-10
    days on market $209,990 Active Under Contract 53 DOM
47. 2026-07-09
    days on market $209,990 Active Under Contract 52 DOM
48. 2026-07-08
    statusdays on market $209,990 Active Under Contract 51 DOM
49. 2026-07-07
    days on market $209,990 Active 50 DOM
50. 2026-07-06
    days on market $209,990 Active 49 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $21,373
• − Mortgage interest: −$13,654
• − Property taxes: −$3,656
• − Insurance: −$1,219
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$192
• − Depreciation: −$7,091
• Taxable loss: −$7,859
• Est. tax savings @ 24.0%: +$1,886
• After-tax cash flow: $-1,636/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 · 2 photos

Excellent 95/100 None rehab

This single-family home is move-in ready with excellent condition and modern features. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both Add a smart home system — Improves convenience and can increase property value. ↑
• Both Install smart thermostat — Saves energy and can increase property value. ↑
• Both Add a smart security system — Enhances safety and can increase property value. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Aiken Elementary F SC #315/597 Nat'l #21,438/41,679 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

---

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

• Other: Subdivision: Rivers CrossingDirections available
• HOA & community: Homeowners association with an annual fee of $195 (about $16.25/month)

Exterior

• Parking: Attached garage (1 car)Driveway
• Security: Smoke detectors
• Utilities: Public waterPublic sewerUnderground utilitiesCable availableWater and sewer available
• Home design: Single family residenceNew constructionOne story
• Construction: Frame construction with vinyl sidingShingle roofSlab foundationBuilt by National HomeCorpHome warranty included
• Exterior features: PatioLevel, landscaped lotAsphalt road access

Interior

• Kitchen: DishwasherRangeMicrowaveElectric water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified separately)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric)Central electric air conditioning
• Interior features: Walk-in closetsKitchen islandPantry
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-13.6% since first listed

3 events — show timeline

• 2026-05-18 Listed $209,990 AMLS
• 2026-03-12 Price Changed $222,990 AMLS
• 2026-03-05 Price Changed $242,990 AMLS