105 H And H St · Belvedere, SC 29841

$165,000

3 bd · 1.5 ba · 1,350 sqft · SingleFamily public records

Built 1973 0.28 ac lot Est $188k · 12% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +12.9/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is ready for a first-time home buyer or an investor. Freshly painted, original hardwood floors restored and new LVP added where needed. Spacious 2-car carport, storage building, new roof installed in 2023., 2021 electric water heater. HVAC gas furnace replaced on existing unit. New 16 x 12 back deck. City of North Augusta water, septic tank system. Dominion electric service.

Key facts

• 0.28 acre lot
• Garage
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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 $158k (4.4% below list).
• Recommended offer: $158k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#225 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities 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: Mossy Creek Elementary (math 38% / reading 42%, grade F, #292 of 597 statewide, top 49%, 642 students, 100% FRL); Paul Knox Middle (math 32% / reading 43%, grade F, #90 of 229 statewide, top 42%, 683 students, 48% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL).
• Market conditions: Rents rising (+3.9%/yr); 361 active listings in the ZIP; 5 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).

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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y ago 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.
• Current owner paid $50k; list at $165k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,798 (4.4% below list)

Questions for the listing agent

1. Built in 1973 — 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $187,650
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Frances Dr	0.15mi	3/1.5	1,354 (+0%)	2mo	$169,900	$125	91
131 Elizabeth Ave	0.18mi	3/2.0	1,492 (+10%)	10mo	$205,000	$137	64
114 Horseshoe Rd	0.63mi	3/2.0	1,441 (+7%)	3mo	$199,900	$139	55
612 Oakdale Ave	0.68mi	3/2.0	1,380 (+2%)	13mo	$230,000	$167	52
131 Rita Ave	0.17mi	4/2.0 (+1)	1,500 (+11%)	24mo	$215,000	$143	47

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 · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,222
• Equity at exit: $24,602

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $14,438
• Equity at exit: $14,266

Cash invested: $46,200 (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 29841

• Rents YoY: 3.9%
• Active inventory: 361
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $221

Break-even live

Break-even rent $1,299

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $314	-5% $267	+0% $221	+5% $174	+10% $127
Rent	-10% $96	-5% $158	+0% $221	+5% $283	+10% $345
Rate	-1.0pp $304	-0.5pp $263	base $221	+0.5pp $178	+1.0pp $134

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Hampton Wills Dr North Augusta, SC	3.0	2.5	1663	$1,925	$1.16	24d	1	0.77mi
1842 Crossland Ave North Augusta, SC	2.0	1.0	1200	$1,000	$0.83	14d	1	0.96mi
400 Swiss St North Augusta, SC	1.0–2.0	1.0	845	$999	$1.18	24d	1	0.97mi
5371 Montana Loop North Augusta, SC	4.0	2.5	1811	$1,995	$1.10	21d	1	1.07mi
560 Hardy Pt North Augusta, SC	2.0	2.0	1170	$1,400	$1.20	21d	1	1.24mi

Listing history 12 events

1. 2026-05-11
   historical
2. 2026-05-09
   status Pending 387-char remark

   Show marketing remark (387 chars)

   This home is ready for a first-time home buyer or an investor. Freshly painted, original hardwood floors restored and new LVP added where needed. Spacious 2-car carport, storage building, new roof installed in 2023., 2021 electric water heater. HVAC gas furnace replaced on existing unit. New 16 x 12 back deck. City of North Augusta water, septic tank system. Dominion electric service.

3. 2026-05-09
   historical

   Show marketing remark (387 chars)

   This home is ready for a first-time home buyer or an investor. Freshly painted, original hardwood floors restored and new LVP added where needed. Spacious 2-car carport, storage building, new roof installed in 2023., 2021 electric water heater. HVAC gas furnace replaced on existing unit. New 16 x 12 back deck. City of North Augusta water, septic tank system. Dominion electric service.

4. 2026-05-05
   listed $165,000 Active
5. 2026-05-05
   listed $165,000
6. 2026-04-29
   listed $165,000 Active 387-char remark

   Show marketing remark (387 chars)

   This home is ready for a first-time home buyer or an investor. Freshly painted, original hardwood floors restored and new LVP added where needed. Spacious 2-car carport, storage building, new roof installed in 2023., 2021 electric water heater. HVAC gas furnace replaced on existing unit. New 16 x 12 back deck. City of North Augusta water, septic tank system. Dominion electric service.

7. 2018-12-27
   soldstatus $50,000
8. 2018-12-27
   soldstatus $50,000
9. 2018-12-27
   soldstatus $50,000
10. 2018-07-17
    listed $54,900
11. 2018-07-17
    listed $54,900
12. 2018-07-17
    listed $54,900

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,103 · $92/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,936
• − Mortgage interest: −$9,243
• − Property taxes: −$1,103
• − Insurance: −$825
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,800
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,664/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 — Belvedere

• Score: 60/100
• State rank: #225
• US rank: #18932

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belvedere, SC
• County: Aiken County · 116,534 people
• City population: 32,409
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 32,342
• Household income: $71,606
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 870.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada, Guatemala, Jamaica
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -180.37%
• Current HPI: 237.1442
• Rent YoY: ▲ 3.94%
• 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

+200.5% since first listed

12 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-09 Pending — AMLS
• 2026-05-09 Listing Removed — Hive MLS
• 2026-05-05 Listed $165,000 Hive MLS
• 2026-05-05 Listed $165,000 Hive MLS
• 2026-04-29 Listed $165,000 AMLS
• 2018-12-27 Sold (MLS) $50,000 Hive MLS
• 2018-12-27 Sold (MLS) $50,000 AMLS
• 2018-12-27 Sold (MLS) $50,000 Hive MLS
• 2018-07-17 Listed $54,900 Hive MLS
• 2018-07-17 Listed $54,900 AMLS
• 2018-07-17 Listed $54,900 Hive MLS

Property tax history

+13.6%/yr

Latest (2025): $1,103 · +8.0% YoY. Source: county tax records.