338 Bisham Ct · Aiken, SC 29801

$219,900

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 15 Days on market

Built 2022 Good condition 3,920 sqft lot Est $232k · 5% under $52/mo HOA · 3% of rent

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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 +11.3/30.0
• ARV discount +9.9/15.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 358 Bisham Ct in Aiken, SC. This is a comfortable 3 bedroom/2 bathroom end-unit, 1 car garage townhome providing convenience and low-maintenance living in a popular community. This move-in ready home is ideal for first-time buyers, downsizers or just a great location overall. As you enter you will find an open layout designed for everyday living and entertaining. Lots of natural lighting. The spacious living room flows into the kitchen and dining area. The kitchen offers lots of cabinet space and functionality. with a large island/sink combo. The owner's suite provides a private retreat, while two additional bedrooms offer flexibility for guests, a home office, or other needs. Be

Key facts

• Added privacy
• End unit
• Open layout

Tags

• END UNIT
• NEIGHBORHOOD POOL
• OPEN LAYOUT
• LARGE ISLAND SINK COMBO
• PRIVATE RETREAT
• ADDED PRIVACY

Property features AI

Finance

• Other: Zoning: residential
• HOA & community: Homeowners association with annual fee of $625 (about $52.08/month); HOA maintains grounds; Community sidewalks and street lights; Subdivision: The Abbey At Trolley Run Station

Exterior

• Parking: Attached garage with garage door opener; 1 parking space (1 garage space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; Two stories; Entry level: 1
• Construction: Constructed with stone, fiber cement and frame materials; Slab foundation; Composition roof; Built as a townhouse (residential)
• Exterior features: Covered patio; Privacy fencing; Landscaped yard; Front sprinklers; Paved road access; Has a view

Interior

• Kitchen: Range; Dishwasher; Microwave; Garbage disposal; Gas water heater; Tankless water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump with natural gas; Central air; Ceiling fans
• Interior features: Entrance foyer; Window coverings; Covered patio
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-81 ($-977/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.5% below list).
• Recommended offer: $190k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% 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: Graniteville Elementary (math 27%, 377 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); 522 active listings in the ZIP; 8 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).
• This rent runs 38% 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 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $190,290 (13.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $232,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
788 Grovebury Ct	0.15mi	3/2.5	1,435 (-4%)	10mo	$215,500	$150	78
792 Grovebury Ct	0.16mi	3/2.5	1,435 (-4%)	10mo	$215,500	$150	78
797 Grovebury Ct	0.16mi	3/2.5	1,435 (-4%)	10mo	$213,175	$149	77
801 Grovebury Ct	0.16mi	3/2.5	1,435 (-4%)	10mo	$213,175	$149	77
469 Tarsel Ct	0.44mi	3/2.0	1,504 (+0%)	2mo	$246,000	$164	75
469 Tarsel Ct	0.44mi	3/2.0	1,504 (+0%)	2mo	$246,000	$164	75
248 Staghorn Ct	0.44mi	3/2.0	1,385 (-8%)	6mo	$215,000	$155	60
232 Staghorn Ct	0.42mi	3/2.0	1,344 (-10%)	3mo	$228,900	$170	59
266 Staghorn Ct	0.46mi	3/2.0	1,385 (-8%)	7mo	$225,000	$162	58
214 Staghorn Ct	0.40mi	2/2.0 (-1)	1,406 (-6%)	10mo	$215,000	$153	56
966 Manitou Cir	0.72mi	3/3.0	1,551 (+3%)	6mo	$211,000	$136	54
250 Staghorn Ct	0.45mi	3/2.0	1,334 (-11%)	8mo	$220,000	$165	52

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-36,726
• Equity at exit: $32,788

10-year hold

• IRR: -4.8%
• Equity multiple: 0.66×
• Total profit: $-21,152
• Equity at exit: $19,013

Cash invested: $61,572 (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: 522
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$288 /mo · $3,455/yr
• Insurance: −$92
• HOA: −$52
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-81

Break-even live

Break-even rent $2,006

Max offer price $205,515

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-19	+0% $-81	+5% $-144	+10% $-206
Rent	-10% $-232	-5% $-157	+0% $-81	+5% $-6	+10% $69
Rate	-1.0pp $29	-0.5pp $-26	base $-81	+0.5pp $-138	+1.0pp $-196

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	15d	1	0.05mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	22d	1	0.14mi
8034 Macbean Loop Aiken, SC	1.0–3.0	1.0–2.0	1034	$1,745	$1.69	15d	47	0.56mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	22d	1	0.60mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	24d	1	0.70mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	22d	1	0.76mi
203 Bobwhite Dr Aiken, SC	3.0	2.0	1334	$1,595	$1.20	15d	1	0.82mi
4155 Vaucluse Rd Aiken, SC	2.0–3.0	2.0–3.5	1248	$2,200	$1.76	15d	37	1.46mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 12 events

1. 2026-06-21
   days on market $219,900 Active 15 DOM
2. 2026-06-18
   days on market $219,900 Active 12 DOM
3. 2026-06-17
   days on market $219,900 Active 11 DOM
4. 2026-06-16
   days on market $219,900 Active 10 DOM
5. 2026-06-15
   days on market $219,900 Active 9 DOM
6. 2026-06-14
   days on market $219,900 Active 7 DOM
7. 2026-06-13
   days on market $219,900 Active 6 DOM
8. 2026-06-10
   days on market $219,900 Active 4 DOM
9. 2026-06-09
   days on market $219,900 Active 3 DOM
10. 2026-06-08
    days on market $219,900 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $219,900 Active 1 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: $3,455 · $288/mo
• Projected year-2 tax: $3,455 · $288/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $22,835
• − Mortgage interest: −$12,318
• − Property taxes: −$3,455
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$624
• − Depreciation: −$6,397
• Taxable loss: −$4,712
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $154/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready townhome in Aiken, SC offers a good condition with modern amenities and a well-maintained exterior. Simple updates can further enhance its value.

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace blinds with energy-efficient windows — better insulation and energy efficiency
• Both install smart home devices — enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace blinds with energy-efficient windows — better insulation and energy efficiency ↑
• Both install smart home devices — enhances convenience and marketability ↑

ⓘ 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

-0.8% since first listed

21 events — show timeline

• 2026-06-07 Listed $219,900 Hive MLS
• 2026-03-19 Rental Removed $1,222 AMLS
• 2026-03-19 Listed for Rent $1,222 AMLS
• 2025-07-26 Rental Removed $1,700 TURBOTENANT
• 2025-06-30 Listed for Rent $1,700 TURBOTENANT
• 2025-06-18 Rental Removed $1,800 TURBOTENANT
• 2025-05-18 Listed for Rent $1,800 TURBOTENANT
• 2025-05-08 Rental Removed $1,700 TURBOTENANT
• 2025-04-23 Price Changed $1,700 TURBOTENANT
• 2025-04-18 Listed for Rent $1,800 TURBOTENANT
• 2025-04-01 Listing Removed — Hive MLS
• 2025-04-01 Listing Removed — Hive MLS
• 2025-03-25 Listed $214,000 Hive MLS
• 2025-03-25 Listed $214,000 Hive MLS
• 2023-03-29 Sold (MLS) $221,570 Hive MLS
• 2023-03-29 Sold (MLS) $221,570 Hive MLS
• 2023-03-29 Sold (MLS) $221,570 AMLS
• 2023-02-08 Delisted — AMLS
• 2022-11-11 Listed $221,570 Hive MLS
• 2022-11-11 Listed $221,570 Hive MLS
• 2022-11-11 Listed $221,570 AMLS

Property tax history

+1.8%/yr

Latest (2025): $3,455 · +8.3% YoY. Source: county tax records.