118 Robinwood Dr · Aiken, SC 29803

$189,000

3 bd · 2.5 ba · 1,527 sqft · SingleFamily public records · 9 Days on market

Built 1984 0.30 ac lot Est $226k · 16% under

---

Why this score? — see what drove the C+ 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 +21.6/30.0
• ARV discount +14.9/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! Located in a well kept neighborhood with NO HOA in Aiken's Southside close to everything! Home is move-in ready and just needs some cosmetics. New HVAC and 4 year old roof! Inside you'll find a great floor plan and tons of natural light. The living room offers plenty of room with a wood burning fireplace, vaulted ceiling with skylights, and direct access to your deck and private back yard! In the kitchen there is ample counter space and cabinetry, and a newer dishwasher and refrigerator which stays! There is also a large formal dining room with bay window, and conveniently located half bath and laundry room just off garage. The 3 bedrooms and other 2 bathrooms are located on opposite side offering privacy. Primary bedroom is a great size with large closet and full bath. Just down the hall are two sizable bedrooms separated by a full bathroom. Great home with great potential! Priced to sell! Home sold AS-IS but inspections are welcomed. CASH or CONVENTIONAL ONLY!

Key facts

• New hvac
• Vaulted ceiling
• 4 year old roof

Tags

• WELL KEPT NEIGHBORHOOD
• NEW HVAC
• 4 YEAR OLD ROOF
• WOOD BURNING FIREPLACE
• VAULTED CEILING
• SKYLIGHTS

Property features AI

Finance

• Other: Residential zoning; Subdivision: Robinwood Estates; Directions: From E Pine Log Road turn onto Trailwood Ave, RIGHT onto Robinwood Dr, house on RIGHT

Exterior

• Parking: Attached garage with garage door opener (1 garage space, 1 total parking space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single family residence; One level; Entry at level 1
• Construction: Vinyl siding; Construction details: see remarks; Pillar/post/pier foundation; Composition roof
• Exterior features: Deck; Has view; Lot features: see remarks

Interior

• Kitchen: Range; Dishwasher; Electric water heater
• Bedrooms: 6 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Forced air heating; Electric heating; Fireplace(s)
• Interior features: See remarks; Smoke detector(s)
• Laundry & utility: Utilities: Sewer and water available

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/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 $177k (6.2% below list).
• Recommended offer: $177k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Millbrook Elementary (math 42% / reading 44%, grade F, #250 of 597 statewide, top 42%, 661 students, 38% FRL); M. B. Kennedy Middle (math 27% / reading 41%, grade F, #110 of 229 statewide, top 49%, 643 students, 51% FRL); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 516 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $189k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $177,349 (6.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $225,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Robinwood Dr	0.00mi	3/2.5	1,554 (+2%)	1mo	$160,000	$103	96
503 E Pine Log Rd	0.12mi	3/2.0	1,350 (-12%)	2mo	$165,000	$122	72
117 Ashwood Dr	0.61mi	3/2.0	1,560 (+2%)	2mo	$259,000	$166	64
527 Palm Dr S	0.57mi	3/2.0	1,560 (+2%)	7mo	$270,000	$173	62
100 Collier St	0.51mi	3/1.0	1,450 (-5%)	1mo	$130,000	$90	61
103 Clifton St	0.60mi	3/1.5	1,495 (-2%)	6mo	$220,000	$147	60
505 Chatham St	0.28mi	3/2.0	1,753 (+15%)	4mo	$265,000	$151	56
192 Sierra Dr	0.48mi	3/2.0	1,679 (+10%)	7mo	$287,000	$171	53
63 Ward Cir	0.50mi	3/1.5	1,387 (-9%)	7mo	$173,000	$125	51
63 Ward Cir	0.50mi	3/1.5	1,387 (-9%)	7mo	$173,000	$125	51
201 Dunbarton Cir SE	0.62mi	3/2.0	1,688 (+10%)	2mo	$250,000	$148	50
622 Douglas Dr	0.46mi	4/2.5 (+1)	1,737 (+14%)	7mo	$314,990	$181	45

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-9,833
• Equity at exit: $28,181

10-year hold

• IRR: 6.1%
• Equity multiple: 1.48×
• Total profit: $25,560
• Equity at exit: $16,341

Cash invested: $52,920 (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 29803

• Rents YoY: 4.4%
• Active inventory: 516
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$991
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $287

Break-even live

Break-even rent $1,410

Max offer price $189,000

Occupancy floor 79%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Roses Run Aiken, SC	2.0–3.0	2.0	1025	$1,420	$1.39	13d	10	0.31mi
150 Kirkwood Dr Aiken, SC	3.0	2.0	1600	$2,250	$1.41	13d	1	0.42mi
173 Tahoe Dr Aiken, SC	4.0	2.5	2223	$2,300	$1.03	23d	1	0.47mi
304 Shadowood Pl Aiken, SC	2.0–3.0	1.5–2.5	1050	$1,549	$1.48	13d	6	0.53mi
550 Date Palm Cir Aiken, SC	3.0	2.0	1194	$1,550	$1.30	23d	1	0.54mi
118 Riverbirch Dr Aiken, SC	2.0	1.5	1072	$1,050	$0.98	23d	1	0.92mi
101 Greengate Cir Aiken, SC	1.0–3.0	1.0–2.0	950	$1,600	$1.68	13d	10	0.99mi
1445 Lyon Dr SE Apt 3 Aiken, SC	2.0	1.0	1330	$895	$0.67	23d	1	1.15mi
208 Satomi Way Aiken, SC	2.0	2.0	1105	$1,435	$1.30	13d	1	1.32mi
839 Speckled Teal Path Aiken, SC	3.0	2.0	1648	$2,335	$1.42	13d	1	1.34mi
461 E Boundary Ave SE Aiken, SC	2.0	2.0	1500	$2,100	$1.40	23d	1	1.37mi
4285 Julep Way SW Aiken, SC	2.0	1.0–2.0	825	$2,093	$2.54	13d	28	1.39mi
161 Fox Haven Dr Aiken, SC	3.0	2.0	1324	$1,700	$1.28	13d	1	1.44mi
301 Jehossee Dr SE Aiken, SC	3.0	2.0	1437	$1,590	$1.11	21d	1	1.48mi

Listing history 17 events

1. 2026-05-20
   status Pending
2. 2026-05-11
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Opportunity knocks! Located in a well kept neighborhood with NO HOA in Aiken's Southside close to everything! Home is move-in ready and just needs some cosmetics. New HVAC and 4 year old roof! Inside you'll find a great floor plan and tons of natural light. The living room offers plenty of room with a wood burning fireplace, vaulted ceiling with skylights, and direct access to your deck and private back yard! In the kitchen there is ample counter space and cabinetry, and a newer dishwasher and refrigerator which stays! There is also a large formal dining room with bay window, and conveniently located half bath and laundry room just off garage. The 3 bedrooms and other 2 bathrooms are located on opposite side offering privacy. Primary bedroom is a great size with large closet and full bath. Just down the hall are two sizable bedrooms separated by a full bathroom. Great home with great potential! Priced to sell! Home sold AS-IS but inspections are welcomed. CASH or CONVENTIONAL ONLY!

3. 2026-05-11
   historical

   Show marketing remark (1003 chars)

   Opportunity knocks! Located in a well kept neighborhood with NO HOA in Aiken's Southside close to everything! Home is move-in ready and just needs some cosmetics. New HVAC and 4 year old roof! Inside you'll find a great floor plan and tons of natural light. The living room offers plenty of room with a wood burning fireplace, vaulted ceiling with skylights, and direct access to your deck and private back yard! In the kitchen there is ample counter space and cabinetry, and a newer dishwasher and refrigerator which stays! There is also a large formal dining room with bay window, and conveniently located half bath and laundry room just off garage. The 3 bedrooms and other 2 bathrooms are located on opposite side offering privacy. Primary bedroom is a great size with large closet and full bath. Just down the hall are two sizable bedrooms separated by a full bathroom. Great home with great potential! Priced to sell! Home sold AS-IS but inspections are welcomed. CASH or CONVENTIONAL ONLY!

4. 2026-04-25
   price $189,000
5. 2026-04-24
   price $189,000 1003-char remark

   Show marketing remark (1003 chars)

   Opportunity knocks! Located in a well kept neighborhood with NO HOA in Aiken's Southside close to everything! Home is move-in ready and just needs some cosmetics. New HVAC and 4 year old roof! Inside you'll find a great floor plan and tons of natural light. The living room offers plenty of room with a wood burning fireplace, vaulted ceiling with skylights, and direct access to your deck and private back yard! In the kitchen there is ample counter space and cabinetry, and a newer dishwasher and refrigerator which stays! There is also a large formal dining room with bay window, and conveniently located half bath and laundry room just off garage. The 3 bedrooms and other 2 bathrooms are located on opposite side offering privacy. Primary bedroom is a great size with large closet and full bath. Just down the hall are two sizable bedrooms separated by a full bathroom. Great home with great potential! Priced to sell! Home sold AS-IS but inspections are welcomed. CASH or CONVENTIONAL ONLY!

6. 2026-04-16
   listed $199,000 Active

   Show marketing remark (1003 chars)

   Opportunity knocks! Located in a well kept neighborhood with NO HOA in Aiken's Southside close to everything! Home is move-in ready and just needs some cosmetics. New HVAC and 4 year old roof! Inside you'll find a great floor plan and tons of natural light. The living room offers plenty of room with a wood burning fireplace, vaulted ceiling with skylights, and direct access to your deck and private back yard! In the kitchen there is ample counter space and cabinetry, and a newer dishwasher and refrigerator which stays! There is also a large formal dining room with bay window, and conveniently located half bath and laundry room just off garage. The 3 bedrooms and other 2 bathrooms are located on opposite side offering privacy. Primary bedroom is a great size with large closet and full bath. Just down the hall are two sizable bedrooms separated by a full bathroom. Great home with great potential! Priced to sell! Home sold AS-IS but inspections are welcomed. CASH or CONVENTIONAL ONLY!

7. 2026-04-16
   listed $199,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Opportunity knocks! Located in a well kept neighborhood with NO HOA in Aiken's Southside close to everything! Home is move-in ready and just needs some cosmetics. New HVAC and 4 year old roof! Inside you'll find a great floor plan and tons of natural light. The living room offers plenty of room with a wood burning fireplace, vaulted ceiling with skylights, and direct access to your deck and private back yard! In the kitchen there is ample counter space and cabinetry, and a newer dishwasher and refrigerator which stays! There is also a large formal dining room with bay window, and conveniently located half bath and laundry room just off garage. The 3 bedrooms and other 2 bathrooms are located on opposite side offering privacy. Primary bedroom is a great size with large closet and full bath. Just down the hall are two sizable bedrooms separated by a full bathroom. Great home with great potential! Priced to sell! Home sold AS-IS but inspections are welcomed. CASH or CONVENTIONAL ONLY!

8. 2026-04-16
   listed $189,000 Active

   Show marketing remark (1003 chars)

   Opportunity knocks! Located in a well kept neighborhood with NO HOA in Aiken's Southside close to everything! Home is move-in ready and just needs some cosmetics. New HVAC and 4 year old roof! Inside you'll find a great floor plan and tons of natural light. The living room offers plenty of room with a wood burning fireplace, vaulted ceiling with skylights, and direct access to your deck and private back yard! In the kitchen there is ample counter space and cabinetry, and a newer dishwasher and refrigerator which stays! There is also a large formal dining room with bay window, and conveniently located half bath and laundry room just off garage. The 3 bedrooms and other 2 bathrooms are located on opposite side offering privacy. Primary bedroom is a great size with large closet and full bath. Just down the hall are two sizable bedrooms separated by a full bathroom. Great home with great potential! Priced to sell! Home sold AS-IS but inspections are welcomed. CASH or CONVENTIONAL ONLY!

9. 2019-05-20
   soldstatus $115,300
10. 2019-05-17
    soldstatus $115,300
11. 2019-05-17
    soldstatus $115,300
12. 2019-05-17
    soldstatus $115,300
13. 2019-04-17
    listed $119,900
14. 2019-04-17
    listed $119,900
15. 2019-04-02
    listed $109,900
16. 1997-01-25
    soldstatus $79,500
17. 1986-02-01
    soldstatus $68,000

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$551/yr (+$46/mo · 104.5%)

ⓘ 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 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: $21,282
• − Mortgage interest: −$10,587
• − Property taxes: −$527
• − Insurance: −$945
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,498
• Taxable income: $320
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $3,371/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): 40,699
• Household income: $86,023
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 641.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -221.02%
• Current HPI: 231.6908
• Rent YoY: ▲ 4.43%
• 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

+177.9% since first listed

17 events — show timeline

• 2026-05-20 Pending — Hive MLS
• 2026-05-11 Pending — AMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-25 Price Changed $189,000 Hive MLS
• 2026-04-24 Price Changed $189,000 AMLS
• 2026-04-16 Listed $199,000 Hive MLS
• 2026-04-16 Listed $199,000 AMLS
• 2026-04-16 Listed $189,000 Hive MLS
• 2019-05-20 Sold (Public Records) $115,300 Public Records
• 2019-05-17 Sold (MLS) $115,300 Hive MLS
• 2019-05-17 Sold (MLS) $115,300 AMLS
• 2019-05-17 Sold (MLS) $115,300 Hive MLS
• 2019-04-17 Listed $119,900 Hive MLS
• 2019-04-17 Listed $119,900 Hive MLS
• 2019-04-02 Listed $109,900 AMLS
• 1997-01-25 Sold (Public Records) $79,500 Public Records
• 1986-02-01 Sold (Public Records) $68,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.