204 N Hankinson St · Jackson, SC 29831

$210,000

None bd · 2.0 ba · 1,500 sqft · MultiFamily public records · 83 Days on market

Built 1971 9,147 sqft lot

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Updated in 2023, this duplex features new windows, roof, HVAC, electrical panel, cabinets, appliances, flooring, fresh paint, and vinyl siding. Each unit has 2 bedrooms and one full bath. Both units are currently rented. Tenants cover all utilities except landscaping. The property includes a circular driveway with ample parking with enough space for two vehicles per unit. Conveniently located near the Savannah River Site and close to Aiken, this home combines strong rental potential. Agent related to seller.

Key facts

• New hvac
• New cabinets
• New appliances

Tags

• NEW WINDOWS
• NEW ROOF
• NEW HVAC
• NEW ELECTRICAL PANEL
• NEW CABINETS
• NEW APPLIANCES

Property features AI

Finance

• Other: Pets: contact listing agent

Exterior

• Parking: Driveway; See remarks regarding parking
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Residential income property; Duplex; One story
• Construction: Block foundation; Block and vinyl siding construction; Shingle roof
• Exterior features: Front porch; Paved road access

Interior

• Flooring: Vinyl
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive. Per door: $304/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#195 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities 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.
• Market conditions: 23 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $210k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,599
• Equity at exit: $31,312

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $53,567
• Equity at exit: $18,157

Cash invested: $58,800 (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 29831

• Home prices YoY: -18.7%
• Active inventory: 23
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $607

Break-even live

Break-even rent $1,631

Max offer price $210,000

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,400
Total (2 units)			$2,400

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $210,000 Active 83 DOM
2. 2026-06-17
   days on market $210,000 Active 82 DOM
3. 2026-06-16
   days on market $210,000 Active 81 DOM
4. 2026-06-15
   days on market $210,000 Active 80 DOM
5. 2026-06-14
   days on market $210,000 Active 78 DOM
6. 2026-06-13
   days on market $210,000 Active 77 DOM
7. 2026-06-10
   days on market $210,000 Active 75 DOM
8. 2026-06-09
   days on market $210,000 Active 74 DOM
9. 2026-06-08
   days on market $210,000 Active 73 DOM
10. 2026-06-07
    days on market $210,000 Active 72 DOM
11. 2026-06-03
    days on market $210,000 Active 68 DOM
12. 2026-06-02
    days on market $210,000 Active 67 DOM
13. 2026-06-01
    days on market $210,000 Active 66 DOM
14. 2026-05-31
    days on market $210,000 Active 65 DOM
15. 2026-05-30
    days on market $210,000 Active 64 DOM
16. 2026-03-27
    listed $220,000 Active
17. 2022-12-28
    soldstatus $53,500

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,197 · $100/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 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $28,800
• − Mortgage interest: −$11,763
• − Property taxes: −$1,197
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$6,109
• Taxable income: $4,073
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $6,312/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 — Jackson

• Score: 62/100
• State rank: #195
• US rank: #17027

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, SC
• Population (ZIP): 4,259

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 (66%)
• Race & ethnicity: White 66% Black 27% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 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: ▼ -42.94%
• Current HPI: 186.639
• Rent YoY: —
• Metro: —
• 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

+311.2% since first listed

2 events — show timeline

• 2026-03-27 Listed $220,000 AMLS
• 2022-12-28 Sold (Public Records) $53,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,197 · +6.7% YoY. Source: county tax records.