832 Harold Ln NW · Aiken, SC 29801

$79,000

2 bd · 1.0 ba · 475 sqft · SingleFamily public records · 148 Days on market

Built 1955 Fair condition 9,583 sqft lot $166/sqft · 18% below area Est $97k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity - North Aiken Growth Zone! Aiken's North Side is expanding rapidly, creating prime opportunities for student rentals and workforce housing. This property is just minutes from downtown Aiken and USC Aiken, offering strong potential for investors seeking cash-flow rentals or value-add housing in one of the city's most desirable growth corridors. Property Highlights: - Prime location near USC Aiken, downtown, shopping, and major roadways - High rental demand from students and local workforce - Affordable entry point for portfolio expansion Located in an area with rising investor activity and steady rental appreciation.

Key facts

• 9,583 sq ft lot
• Built 1955
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.9% 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: Aiken Elementary (math 34% / reading 40%, grade F, #315 of 597 statewide, top 55%, 524 students, 100% FRL); Schofield Middle (math 18% / reading 30%, grade F, #167 of 229 statewide, top 74%, 401 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; 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 $546 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 + 5.1% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.51% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.41%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $96,908
• List price: $79,000
• Delta: -18.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 East Richland Ave	1.72mi	1/1.0 (-1)	580 (+22%)	38mo	$90,000	$155	15

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: 21.1%
• Equity multiple: 1.88×
• Total profit: $19,532
• Equity at exit: $11,779

10-year hold

• IRR: 30.5%
• Equity multiple: 3.99×
• Total profit: $66,141
• Equity at exit: $6,830

Cash invested: $22,120 (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: 687
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $468

Break-even live

Break-even rent $603

Max offer price $79,000

Occupancy floor 56%

Sensitivity live

Price	-10% $513	-5% $491	+0% $468	+5% $446	+10% $424
Rent	-10% $374	-5% $421	+0% $468	+5% $516	+10% $563
Rate	-1.0pp $508	-0.5pp $488	base $468	+0.5pp $448	+1.0pp $427

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Approximately 475 above-grade finished living areaLot size about 0.22 acresLess than 2 miles from downtown Aiken (directions available)

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerCable availableElectricity available
• Home design: Single-family residenceOne storyBlock and stucco constructionShingle roofSlab foundation
• Construction: Built with block and stuccoSlab foundationShingle roof
• Exterior features: Level lotAsphalt road access

Interior

• Kitchen: No appliances included
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: Eat-in kitchen

Listing history 50 events

1. 2026-09-24
   days on market $79,000 Active 148 DOM
2. 2026-09-23
   days on market $79,000 Active 147 DOM
3. 2026-09-22
   days on market $79,000 Active 146 DOM
4. 2026-09-21
   days on market $79,000 Active 145 DOM
5. 2026-09-20
   days on market $79,000 Active 144 DOM
6. 2026-09-19
   days on market $79,000 Active 143 DOM
7. 2026-09-18
   days on market $79,000 Active 142 DOM
8. 2026-09-17
   days on market $79,000 Active 141 DOM
9. 2026-09-16
   days on market $79,000 Active 140 DOM
10. 2026-09-15
    days on market $79,000 Active 139 DOM
11. 2026-09-14
    days on market $79,000 Active 138 DOM
12. 2026-09-13
    days on market $79,000 Active 137 DOM
13. 2026-09-12
    days on market $79,000 Active 136 DOM
14. 2026-09-11
    days on market $79,000 Active 135 DOM
15. 2026-09-05
    days on market $79,000 Active 129 DOM
16. 2026-09-04
    days on market $79,000 Active 128 DOM
17. 2026-09-03
    days on market $79,000 Active 127 DOM
18. 2026-08-31
    days on market $79,000 Active 124 DOM
19. 2026-08-30
    days on market $79,000 Active 123 DOM
20. 2026-08-29
    days on market $79,000 Active 122 DOM
21. 2026-08-28
    days on market $79,000 Active 121 DOM
22. 2026-08-27
    days on market $79,000 Active 120 DOM
23. 2026-08-26
    days on market $79,000 Active 119 DOM
24. 2026-08-25
    days on market $79,000 Active 118 DOM
25. 2026-08-24
    days on market $79,000 Active 117 DOM
26. 2026-08-23
    days on market $79,000 Active 116 DOM
27. 2026-08-22
    days on market $79,000 Active 115 DOM
28. 2026-08-21
    days on market $79,000 Active 114 DOM
29. 2026-08-20
    days on market $79,000 Active 113 DOM
30. 2026-08-19
    days on market $79,000 Active 112 DOM
31. 2026-08-18
    days on market $79,000 Active 111 DOM
32. 2026-08-17
    days on market $79,000 Active 110 DOM
33. 2026-08-16
    days on market $79,000 Active 109 DOM
34. 2026-08-15
    days on market $79,000 Active 108 DOM
35. 2026-08-14
    days on market $79,000 Active 107 DOM
36. 2026-08-13
    days on market $79,000 Active 106 DOM
37. 2026-08-12
    days on market $79,000 Active 105 DOM
38. 2026-08-11
    days on market $79,000 Active 104 DOM
39. 2026-08-10
    days on market $79,000 Active 103 DOM
40. 2026-08-09
    days on market $79,000 Active 102 DOM
41. 2026-08-08
    days on market $79,000 Active 101 DOM
42. 2026-08-07
    days on market $79,000 Active 100 DOM
43. 2026-08-06
    days on market $79,000 Active 99 DOM
44. 2026-08-05
    days on market $79,000 Active 98 DOM
45. 2026-08-04
    days on market $79,000 Active 97 DOM
46. 2026-08-03
    days on market $79,000 Active 96 DOM
47. 2026-07-31
    days on market $79,000 Active 93 DOM
48. 2026-07-29
    days on market $79,000 Active 91 DOM
49. 2026-07-27
    days on market $79,000 Active 89 DOM
50. 2026-07-25
    days on market $79,000 Active 87 DOM

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $450 · $38/mo
• Expected delta: +$102/yr (+$8/mo · 29.2%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $14,348
• − Mortgage interest: −$4,425
• − Property taxes: −$348
• − Insurance: −$395
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,298
• Taxable income: $4,585
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $4,520/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $11,875–$21,375 screening

This property is in fair condition with significant repairs and maintenance needed, including roof replacement, exterior painting, and structural repairs. With the right updates, it has the potential to become a move-in-ready home with increased value.

Components & finishes AI

Roof asphalt shingle · aged

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Signs of significant wear and potential leaks
• Major Windows (windows) — Boarded windows indicate potential structural issues or severe weather damage
• Major Electrical (electrical) — Boarded windows and lack of visible activity suggest electrical issues
• Major Exterior (exterior) — General state of disrepair, including boarded windows and overgrown vegetation

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear and potential damage.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Major front porch — The front porch is boarded up, indicating potential structural issues or abandonment.
• Major windows — The windows are boarded up, indicating potential structural issues or abandonment.

Value-add opportunities

• Both roof replacement — A new roof will improve the overall condition of the property and make it more attractive to potential buyers or renters. ↑
• Both exterior painting — Painting the exterior will improve the curb appeal and make the property more attractive to potential buyers or renters. ↑
• Both repairing structural issues — Repairing any structural issues will make the property more habitable and attractive to potential buyers or renters. ↑
• Both replacing windows — Replacing the windows will improve the energy efficiency of the property and make it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Aiken Elementary F SC #315/597 Nat'l #21,438/41,679 Middle Schofield Middle F SC #167/229 Nat'l #10,795/14,009 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

• Census place: Aiken, SC
• 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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Approximately 475 above-grade finished living areaLot size about 0.22 acresLess than 2 miles from downtown Aiken (directions available)

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerCable availableElectricity available
• Home design: Single-family residenceOne storyBlock and stucco constructionShingle roofSlab foundation
• Construction: Built with block and stuccoSlab foundationShingle roof
• Exterior features: Level lotAsphalt road access

Interior

• Kitchen: No appliances included
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: Eat-in kitchen

Price history

1 event — show timeline

• 2026-04-29 Listed $79,000 AMLS

Property tax history

+0.9%/yr

Latest (2025): $348 · +8.5% YoY. Source: county tax records.