4412 Festival Trail Rd · Perry, SC 29164

$77,500

2 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 39 Days on market

Built 1963 1.69 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare 1.69 Acres with Large Workshop – Live/Work Opportunity Near Downtown Wagner, South Carolina! Discover the potential of this unique property offering 1.69 acres, a 1,440 sq. ft. detached garage/workshop, and a 2-bedroom, 2-bath home ready for your vision. This is a beautiful piece of property. Whether you're looking for space to live, work, or create, this property offers flexibility that’s hard to find. The standout feature is the expansive workshop/garage, ideal for business use, hobbies, storage, or equipment—making this a perfect fit for contractors, small business owners, or anyone needing space beyond a typical residential property. The home is currently in renov

Key facts

• Rud zoning
• 1.69 acres
• Large workshop

Tags

• 1.69 ACRES
• LARGE WORKSHOP
• DETACHED GARAGE
• LIVE WORK OPPORTUNITY
• RENOVATION READY
• RUD ZONING

Property features AI

Exterior

• Parking: Detached garage with 1 garage space (main level access)
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Block and vinyl exterior finish; Paved road frontage

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Total heated area approximately 1,330
• Interior features: Great room on the main level; Dining room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#364 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities 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: Cyril B. Busbee Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 472 students, 100% FRL); Wagener-Sally High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 265 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: 77 active listings in the ZIP; 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 $536 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $30k; list at $78k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 2.02% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.59%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $196,840
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Jeffcoat Rd	0.20mi	3/2.0 (+1)	1,399 (+5%)	14mo	$206,500	$148	65
4517 Festival Trail Rd	0.50mi	3/1.0 (+1)	1,300 (-2%)	10mo	$178,000	$137	56
202 Rainbow Dr	0.43mi	3/2.0 (+1)	1,232 (-7%)	11mo	$430,000	$349	54
111 Airport Rd	0.23mi	3/1.0 (+1)	1,250 (-6%)	23mo	$141,500	$113	52
4511 Festival Trail Rd	0.49mi	3/1.0 (+1)	1,450 (+9%)	7mo	$169,900	$117	48
255 Rainbow Dr	0.70mi	3/2.0 (+1)	1,450 (+9%)	14mo	$224,990	$155	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.68×
• Total profit: $36,481
• Equity at exit: $11,556

10-year hold

• IRR: 45.7%
• Equity multiple: 5.37×
• Total profit: $94,865
• Equity at exit: $6,701

Cash invested: $21,700 (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 29164

• Home prices YoY: -7.0%
• Active inventory: 77
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $770

Break-even live

Break-even rent $594

Max offer price $77,500

Occupancy floor 46%

Sensitivity live

Price	-10% $814	-5% $792	+0% $770	+5% $748	+10% $726
Rent	-10% $646	-5% $708	+0% $770	+5% $832	+10% $894
Rate	-1.0pp $809	-0.5pp $790	base $770	+0.5pp $750	+1.0pp $730

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $77,500 Active 39 DOM
2. 2026-06-18
   days on market $77,500 Active 36 DOM
3. 2026-06-17
   days on market $77,500 Active 35 DOM
4. 2026-06-16
   days on market $77,500 Active 34 DOM
5. 2026-06-15
   days on market $77,500 Active 33 DOM
6. 2026-06-14
   days on market $77,500 Active 31 DOM
7. 2026-06-13
   days on market $77,500 Active 30 DOM
8. 2026-06-10
   days on market $77,500 Active 28 DOM
9. 2026-06-09
   days on market $77,500 Active 27 DOM
10. 2026-06-08
    days on market $77,500 Active 26 DOM
11. 2026-06-07
    days on market $77,500 Active 25 DOM
12. 2026-06-03
    days on market $77,500 Active 21 DOM
13. 2026-06-02
    days on market $77,500 Active 20 DOM
14. 2026-06-01
    days on market $77,500 Active 19 DOM
15. 2026-05-31
    days on market $77,500 Active 18 DOM
16. 2026-05-30
    days on market $77,500 Active 17 DOM
17. 2026-05-12
    listed $77,500 Active
18. 2026-05-01
    historical
19. 2026-04-19
    status Active
20. 2026-04-19
    historical Active - Contingent
21. 2026-01-27
    status Active
22. 2026-01-16
    historical Active - Contingent
23. 2025-12-03
    price $79,000
24. 2025-12-03
    price $80,000
25. 2025-10-05
    price $100,000
26. 2025-08-25
    listed $140,000 Active
27. 2009-12-14
    soldstatus $29,577
28. 1997-11-07
    soldstatus $21,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$73/yr (+$6/mo · 19.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 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: $18,830
• − Mortgage interest: −$4,341
• − Property taxes: −$368
• − Insurance: −$388
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,255
• Taxable income: $8,465
• Est. tax owed @ 24.0%: −$2,032
• After-tax cash flow: $7,211/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 — Perry

• Score: 50/100
• State rank: #364
• US rank: #25633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,961

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 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 14% Hispanic / Latino 14%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 11% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada

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: ▼ -20.87%
• Current HPI: 276.73
• Rent YoY: —
• Metro: —
• 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

+269.0% since first listed

12 events — show timeline

• 2026-05-12 Listed $77,500 Consolidated MLS
• 2026-05-01 Delisted — Consolidated MLS
• 2026-04-19 Relisted — Consolidated MLS
• 2026-04-19 Contingent — Consolidated MLS
• 2026-01-27 Relisted — Consolidated MLS
• 2026-01-16 Contingent — Consolidated MLS
• 2025-12-03 Price Changed $79,000 Consolidated MLS
• 2025-12-03 Price Changed $80,000 Consolidated MLS
• 2025-10-05 Price Changed $100,000 Consolidated MLS
• 2025-08-25 Listed $140,000 Consolidated MLS
• 2009-12-14 Sold (Public Records) $29,577 Public Records
• 1997-11-07 Sold (Public Records) $21,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $368 · -6.4% YoY. Source: county tax records.