283 Balbriggan Pl · Aiken, SC 29801

$266,400

4 bd · 2.5 ba · 2,015 sqft · SingleFamily · 101 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $256k · at est. $29/mo HOA · 1% of rent ↓ 5% since listing

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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 +11.0/30.0
• ARV discount +5.7/15.0
• Condition / age +5.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, subway tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining! The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. Exterior and Interior color selections can be found in photos.

Key facts

• Open floor plan
• Large kitchen
• Large island

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• WHITE SHAKER CABINETS
• SUBWAY TILE BACKSPLASH
• LARGE ISLAND
• QUARTZ COUNTER TOPS

Property features AI

Finance

• Other: Builder warranty for new construction
• HOA & community: Homeowners association present; association covers common area maintenance

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Partial gutters; Stone and vinyl exterior

Interior

• Kitchen: Kitchen island; Walk-in pantry; Tiled backsplash; Quartz countertops; Recessed lighting; Dishwasher; Disposal; Microwave above stove; Refrigerator
• Bedrooms: Primary suite on main with private bath, separate shower, walk-in closet, tray ceiling, recessed lighting and carpeted floors; Secondary bedrooms on second floor with walk-in closets and carpeted floors
• Flooring: Luxury vinyl plank in great room and kitchen; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Gas heating on both first and second levels
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic access; Tankless water heater; Gas range
• Laundry & utility: Laundry closet on second floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (16.4% below list).
• Recommended offer: $223k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% 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: Warrenville Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 389 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 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; 3 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 45% 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 101 days — a 9% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $222,763 (16.4% 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 101 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $255,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Balbriggan Pl	0.02mi	4/2.5	2,015 (0%)	4mo	$255,400	$127	96
5128 Tullamore Dr	0.10mi	4/2.5	2,205 (+9%)	2mo	$271,400	$123	78
9116 Malahide Ln	0.20mi	3/2.0 (-1)	1,951 (-3%)	2mo	$286,400	$147	77
9127 Malahide Ln	0.25mi	3/2.0 (-1)	1,951 (-3%)	2mo	$297,900	$153	74
277 Balbriggan Pl Pl	0.01mi	4/2.5	2,287 (+14%)	5mo	$261,400	$114	73
270 Balbriggan Pl	0.03mi	4/2.5	2,287 (+14%)	5mo	$261,400	$114	72
253 Balbriggan Pl Pl	0.05mi	4/2.5	2,287 (+14%)	5mo	$258,400	$113	71
3076 White Gate Loop	0.47mi	4/2.0	2,025 (+0%)	6mo	$302,600	$149	70
9109 Malahide Ln	0.17mi	4/2.5	2,264 (+12%)	4mo	$285,900	$126	68
9092 Malahide Ln	0.20mi	4/2.5	2,259 (+12%)	5mo	$279,900	$124	66
9054 Malahide Ln	0.21mi	4/2.5	2,264 (+12%)	6mo	$299,900	$132	64
424 Little Pines Ct	0.20mi	4/3.0	2,316 (+15%)	3mo	$348,900	$151	61

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: -16.9%
• Equity multiple: 0.39×
• Total profit: $-45,424
• Equity at exit: $39,721

10-year hold

• IRR: -5.3%
• Equity multiple: 0.62×
• Total profit: $-28,216
• Equity at exit: $23,033

Cash invested: $74,592 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,397
• Tax est. 1.5%: −$333 /mo · $3,996/yr
• Insurance: −$111
• HOA: −$29
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-110

Break-even live

Break-even rent $2,367

Max offer price $250,453

Occupancy floor 100%

Sensitivity live

Price	-10% $74	-5% $-18	+0% $-110	+5% $-202	+10% $-294
Rent	-10% $-286	-5% $-198	+0% $-110	+5% $-22	+10% $66
Rate	-1.0pp $24	-0.5pp $-42	base $-110	+0.5pp $-179	+1.0pp $-249

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: $66,600
• Closing costs: $7,992
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9093 Malahide Ln Aiken, SC	3.0	2.0	1951	$2,200	$1.13	24d	1	0.16mi
9068 Malahide Ln Aiken, SC	3.0	2.0	1951	$2,200	$1.13	24d	1	0.20mi
232 Kemper Downs Dr Aiken, SC	4.0	2.0	1734	$2,000	$1.15	14d	1	1.23mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: watergas

Listing history 24 events

1. 2026-06-16
   status $266,400 Pending 101 DOM
2. 2026-06-15
   days on market $266,400 Active 101 DOM
3. 2026-06-14
   days on market $266,400 Active 99 DOM
4. 2026-06-13
   days on market $266,400 Active 98 DOM
5. 2026-06-10
   days on market $266,400 Active 96 DOM
6. 2026-06-09
   days on market $266,400 Active 95 DOM
7. 2026-06-08
   days on market $266,400 Active 94 DOM
8. 2026-06-07
   days on market $266,400 Active 93 DOM
9. 2026-06-03
   days on market $266,400 Active 89 DOM
10. 2026-06-02
    days on market $266,400 Active 88 DOM
11. 2026-06-01
    days on market $266,400 Active 87 DOM
12. 2026-05-31
    days on market $266,400 Active 86 DOM
13. 2026-05-30
    days on market $266,400 Active 85 DOM
14. 2026-05-17
    price $266,400
15. 2026-05-16
    price $266,400 734-char remark

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining with a large family room. The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and termite bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. See photos for color selections.

16. 2026-05-16
    price $266,400 734-char remark

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining with a large family room. The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and termite bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. See photos for color selections.

17. 2026-05-11
    historical
18. 2026-05-08
    price $276,400
19. 2026-05-07
    price $276,400

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, subway tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining! The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. Exterior and Interior color selections can be found in photos.

20. 2026-05-07
    price $276,400 734-char remark

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, subway tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining! The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. Exterior and Interior color selections can be found in photos.

21. 2026-03-05
    listed $281,400 Active

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining with a large family room. The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and termite bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. See photos for color selections.

22. 2026-03-05
    listed $276,400 Active 734-char remark

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining with a large family room. The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and termite bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. See photos for color selections.

23. 2026-03-05
    listed $281,400 Active

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining with a large family room. The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and termite bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. See photos for color selections.

24. 2026-03-03
    listed $281,400 Active 734-char remark

    Show marketing remark (734 chars)

    The Karamea F plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, subway tile backsplash, large island with quartz counter tops, huge walk-in panty, and all appliances including refrigerator and gas stove. This is a great home for entertaining! The primary suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, architectural shingles and bait stations. SEE DOCUMENTS for list of features. Interior pictures not of actual house. Exterior and Interior color selections can be found in photos.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,732
• − Mortgage interest: −$14,923
• − Property taxes: −$3,996
• − Insurance: −$1,332
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$348
• − Depreciation: −$7,750
• Taxable loss: −$5,894
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $92/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 · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from fresh paint and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and can attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more tenants ↑

ⓘ 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

-5.3% since first listed

11 events — show timeline

• 2026-05-17 Price Changed $266,400 Consolidated MLS
• 2026-05-16 Price Changed $266,400 AMLS
• 2026-05-16 Price Changed $266,400 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-08 Price Changed $276,400 Consolidated MLS
• 2026-05-07 Price Changed $276,400 Hive MLS
• 2026-05-07 Price Changed $276,400 AMLS
• 2026-03-05 Listed $281,400 Hive MLS
• 2026-03-05 Listed $276,400 Hive MLS
• 2026-03-05 Listed $281,400 Consolidated MLS
• 2026-03-03 Listed $281,400 AMLS