319 Sumter St NE · Aiken, SC 29801

$184,900

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 43 Days on market

Built 2001 8,712 sqft lot Est $190k · at est.

---

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 +18.1/30.0
• ARV discount +8.8/15.0
• DSCR +5.7/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great maintenance free home in downtown! Walk to Schofield, Perry Park and rec center! Nice kit w/ tile back splash & maple cabinets, bright dining area with big windows, good room sizes and plenty of storage. Needs carpet and move right in!!

Key facts

• Private backyard
• Concrete parking pad
• 8,712 sq ft lot

Tags

• PRIVATE BACKYARD
• CONCRETE PARKING PAD
• FUNCTIONAL EAT-IN KITCHEN
• SUN-FILLED FAMILY ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Brick exterior on all sides above foundation; Paved road access; Approximately 0.2-acre lot

Interior

• Kitchen: Includes dishwasher, refrigerator, and free-standing range
• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Bathrooms: Two full bathrooms (both on main level)
• Interior features: Dishwasher; Refrigerator; Free-standing range; Central heating; Central cooling; Total heated area reported

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $175k (5.5% below list).
• Recommended offer: $175k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: North Aiken Elementary (math 12% / reading 19%, grade F, #539 of 597 statewide, top 91%, 466 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); 521 active listings in the ZIP; 11 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $55k; list at $185k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $174,705 (5.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $190,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Backwoods Ln NE	0.26mi	3/2.0	1,366 (+3%)	10mo	$395,000	$289	76
910 Barnwell Ave NE	0.35mi	3/2.0	1,388 (+4%)	2mo	$195,000	$140	75
920 Barnwell Ave NE	0.36mi	4/2.0 (+1)	1,399 (+5%)	1mo	$205,000	$147	69
413 Union St NE	0.22mi	2/2.0 (-1)	1,302 (-2%)	16mo	$230,000	$177	68
547 Gwinnett St NE	0.37mi	3/1.0	1,250 (-6%)	2mo	$100,000	$80	66
523 NW Newberry St	0.55mi	3/2.0	1,447 (+9%)	1mo	$270,000	$187	59
615 Carver Ter	0.63mi	3/2.0	1,388 (+4%)	7mo	$190,500	$137	58
20 Roosevelt Ct NE	0.62mi	3/2.0	1,439 (+8%)	3mo	$194,500	$135	55
50 Roosevelt Ct NE	0.61mi	4/2.0 (+1)	1,399 (+5%)	6mo	$200,000	$143	53
649 Carver Ter	0.63mi	3/2.0	1,388 (+4%)	13mo	$197,000	$142	53
256 NE Williamsburg St	0.32mi	2/1.0 (-1)	1,139 (-14%)	5mo	$129,000	$113	48
458 Williamsburg St NE	0.38mi	2/2.0 (-1)	1,200 (-10%)	17mo	$189,500	$158	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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-15,864
• Equity at exit: $27,569

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $15,367
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$970
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $164

Break-even live

Break-even rent $1,540

Max offer price $184,900

Occupancy floor 86%

Sensitivity live

Price	-10% $268	-5% $216	+0% $164	+5% $111	+10% $59
Rent	-10% $25	-5% $95	+0% $164	+5% $233	+10% $302
Rate	-1.0pp $257	-0.5pp $211	base $164	+0.5pp $116	+1.0pp $67

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Williamsburg St Aiken, SC	2.0	1.0	1043	$1,050	$1.01	14d	1	0.32mi
206 Sumter St SE Aiken, SC	2.0	2.0	1118	$2,200	$1.97	24d	1	0.51mi
126 Park Ave SE Unit C Aiken, SC	2.0	2.0	1224	$1,900	$1.55	14d	1	0.56mi
524 Colleton Ave SE Aiken, SC	2.0	2.0	1411	$1,695	$1.20	14d	1	0.60mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	21d	1	0.67mi
337 E Boundary Ave SE Aiken, SC	2.0	1.0	1185	$1,750	$1.48	21d	1	1.05mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	24d	1	1.09mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	24d	1	1.11mi
566 Newberry St Aiken, SC	2.0	1.0	1236	$3,000	$2.43	14d	1	1.20mi
461 E Boundary Ave SE Aiken, SC	2.0	2.0	1500	$2,100	$1.40	24d	1	1.24mi
1445 Lyon Dr SE Apt 3 Aiken, SC	2.0	1.0	1330	$895	$0.67	24d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $184,900 Active 43 DOM
2. 2026-06-17
   days on market $184,900 Active 42 DOM
3. 2026-06-16
   days on market $184,900 Active 41 DOM
4. 2026-06-15
   days on market $184,900 Active 40 DOM
5. 2026-06-14
   days on market $184,900 Active 38 DOM
6. 2026-06-13
   days on market $184,900 Active 37 DOM
7. 2026-06-10
   days on market $184,900 Active 35 DOM
8. 2026-06-09
   days on market $184,900 Active 34 DOM
9. 2026-06-08
   days on market $184,900 Active 33 DOM
10. 2026-06-07
    pricedays on market $184,900 Active 32 DOM
11. 2026-06-03
    days on market $189,900 Active 28 DOM
12. 2026-06-02
    days on market $189,900 Active 27 DOM
13. 2026-06-01
    days on market $189,900 Active 26 DOM
14. 2026-05-31
    days on market $189,900 Active 25 DOM
15. 2026-05-30
    days on market $189,900 Active 24 DOM
16. 2026-05-06
    listed $189,900 Active
17. 2014-10-03
    soldstatus $55,000 248-char remark

    Show marketing remark (248 chars)

    Great maintenance free home in downtown! Walk to Schofield, Perry Park and rec center! Nice kit w/ tile back splash & maple cabinets, bright dining area with big windows, good room sizes and plenty of storage. Needs carpet and move right in!!

18. 2014-08-06
    listed $58,700 248-char remark

    Show marketing remark (248 chars)

    Great maintenance free home in downtown! Walk to Schofield, Perry Park and rec center! Nice kit w/ tile back splash & maple cabinets, bright dining area with big windows, good room sizes and plenty of storage. Needs carpet and move right in!!

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,965
• − Mortgage interest: −$10,357
• − Property taxes: −$2,040
• − Insurance: −$924
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,379
• Taxable loss: −$1,090
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $2,224/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 — 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 · 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

+223.5% since first listed

3 events — show timeline

• 2026-05-06 Listed $189,900 Consolidated MLS
• 2014-10-03 Sold (MLS) $55,000 AMLS
• 2014-08-06 Listed $58,700 AMLS

Property tax history

+15.5%/yr

Latest (2025): $2,040 · +36.0% YoY. Source: county tax records.