672 Downstream Ct · Aiken, SC 29801

$209,990

4 bd · 2.0 ba · 1,401 sqft · SingleFamily · 31 Days on market

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

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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 +7.1/30.0
• Condition / age +4.8/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Model 1401 B1 - Yellowstone

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

Property features AI

Finance

• Other: Subdivision: Rivers Crossing; Directions 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 water; Public sewer; Underground utilities; Cable available; Water and sewer available
• Home design: Single family residence; New construction; One story
• Construction: Frame construction with vinyl siding; Shingle roof; Slab foundation; Built by National HomeCorp; Home warranty included
• Exterior features: Patio; Level, landscaped lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric 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 closets; Kitchen island; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,779.

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 $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.8% below list).
• Recommended offer: $177k (15.8% 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: 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); 521 active listings in the ZIP; 6 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 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 $8k 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 31 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 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, 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 $176,838 (15.8% 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 31 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.71% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $250,779
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 Silent Barge Cv	0.12mi	3/2.5 (-1)	1,404 (+0%)	4mo	$234,490	$167	84
900 Silent Barge Cv	0.10mi	3/2.5 (-1)	1,404 (+0%)	9mo	$234,490	$167	81
934 Silent Barge Cv	0.07mi	3/2.0 (-1)	1,292 (-8%)	9mo	$238,590	$185	71
927 Silent Barge Cv	0.10mi	3/2.0 (-1)	1,292 (-8%)	8mo	$238,500	$185	70
9121 NW Wafer Ash Bnd	0.51mi	3/2.0 (-1)	1,395 (-0%)	8mo	$250,000	$179	64
32 White Herron Cir	0.68mi	3/2.0 (-1)	1,388 (-1%)	2mo	$342,400	$247	60
9085 NW Wafer Ash Bnd	0.49mi	3/2.0 (-1)	1,395 (-0%)	17mo	$249,990	$179	58
9085 Wafer Ash Bnd NW Lot 6	0.49mi	3/2.0 (-1)	1,395 (-0%)	17mo	$249,990	$179	58
15 Pipeline Rd	0.53mi	3/1.5 (-1)	1,500 (+7%)	24mo	$162,500	$108	36

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: -24.3%
• Equity multiple: 0.16×
• Total profit: $-59,283
• Equity at exit: $37,392

10-year hold

• IRR: -14.7%
• Equity multiple: 0.08×
• Total profit: $-64,337
• Equity at exit: $21,683

Cash invested: $70,218 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,315
• Tax est. 1.5%: −$313 /mo · $3,762/yr
• Insurance: −$104
• HOA: −$16
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-352

Break-even live

Break-even rent $2,214

Max offer price $199,836

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-265	+0% $-352	+5% $-439	+10% $-525
Rent	-10% $-492	-5% $-422	+0% $-352	+5% $-282	+10% $-212
Rate	-1.0pp $-226	-0.5pp $-288	base $-352	+0.5pp $-417	+1.0pp $-483

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: $62,695
• Closing costs: $7,523
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	24d	1	0.14mi
108 Wallace Green St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	24d	1	0.15mi
140 Weaver St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	22d	1	0.30mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	14d	1	0.55mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	24d	1	1.17mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	24d	1	1.36mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 24 events

1. 2026-06-18
   days on market $209,990 Active 31 DOM
2. 2026-06-17
   days on market $209,990 Active 30 DOM
3. 2026-06-16
   days on market $209,990 Active 29 DOM
4. 2026-06-15
   days on market $209,990 Active 28 DOM
5. 2026-06-14
   days on market $209,990 Active 26 DOM
6. 2026-06-13
   days on market $209,990 Active 25 DOM
7. 2026-06-10
   days on market $209,990 Active 23 DOM
8. 2026-06-09
   days on market $209,990 Active 22 DOM
9. 2026-06-08
   days on market $209,990 Active 21 DOM
10. 2026-06-07
    days on market $209,990 Active 20 DOM
11. 2026-06-03
    days on market $209,990 Active 16 DOM
12. 2026-06-02
    days on market $209,990 Active 15 DOM
13. 2026-06-01
    days on market $209,990 Active 14 DOM
14. 2026-05-31
    days on market $209,990 Active 13 DOM
15. 2026-05-30
    days on market $209,990 Active 12 DOM
16. 2026-05-18
    listed $209,990 Active
17. 2026-05-14
    price $209,990 27-char remark

    Show marketing remark (27 chars)

    Model 1401 B1 - Yellowstone

18. 2026-05-09
    price $212,990 27-char remark

    Show marketing remark (27 chars)

    Model 1401 B1 - Yellowstone

19. 2026-05-09
    status Active 27-char remark

    Show marketing remark (27 chars)

    Model 1401 B1 - Yellowstone

20. 2026-05-02
    historical 27-char remark

    Show marketing remark (27 chars)

    Model 1401 B1 - Yellowstone

21. 2026-04-23
    price $211,990 27-char remark

    Show marketing remark (27 chars)

    Model 1401 B1 - Yellowstone

22. 2026-04-07
    listed $223,990 Active 27-char remark

    Show marketing remark (27 chars)

    Model 1401 B1 - Yellowstone

23. 2026-03-12
    price $222,990
24. 2026-03-05
    price $242,990

ⓘ 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: $21,221
• − Mortgage interest: −$14,048
• − Property taxes: −$3,762
• − Insurance: −$1,254
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$192
• − Depreciation: −$7,295
• Taxable loss: −$8,725
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-2,131/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-13.6% since first listed

9 events — show timeline

• 2026-05-18 Listed $209,990 AMLS
• 2026-05-14 Price Changed $209,990 Zillow
• 2026-05-09 Relisted — Zillow
• 2026-05-09 Price Changed $212,990 Zillow
• 2026-05-02 Delisted — Zillow
• 2026-04-23 Price Changed $211,990 Zillow
• 2026-04-07 Listed $223,990 Zillow
• 2026-03-12 Price Changed $222,990 AMLS
• 2026-03-05 Price Changed $242,990 AMLS