109 Maddox Ave · North Augusta, SC 29841

$129,900

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 1 Days on market

Built 1952 9,583 sqft lot

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Why this score? — see what drove the B- 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of North Augusta! This home needs a little updating, mainly cosmetic in nature, but has TONS of potential. There are three nice sized bedrooms, 1.5 baths, a nice family room, formal dining room, large breakfast room & spacious kitchen with ALL appliances included (stove, refrigerator, dishwasher, microwave, washer AND dryer). The house has hardwood floors and freshly painted walls throughout. Approximately half of the windows have been replaced with newer double pane energy efficient windows. The house sits on a very nice flat lot with a fenced-in back yard. You must see this home to appreciate and understand its true potential. It is much larger than it appears from the road! This is an as-is sale with no warranties, disclosures or representations. Square footage and year built are approximate. Call listing agent for additional information.

Key facts

• Added privacy
• No neighbors behind
• 9,583 sq ft lot

Tags

• ADDED PRIVACY
• NO NEIGHBORS BEHIND
• NO NEIGHBORS ON LEFT SIDE

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1492
• Exterior features: Located on a 1-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.4% vs local median 3.9% in North Augusta — 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 71/100 on livability (#56 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, 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: Rents rising (+3.9%/yr); 361 active listings in the ZIP; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 3.9% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago; this cycle's ask is 53% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $63k; list at $130k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $268,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1822 Lowe St	0.26mi	3/2.5	1,437 (-4%)	11mo	$288,000	$200	70
518 Ridgecliff Ct	0.38mi	3/2.0	1,683 (+13%)	3mo	$308,000	$183	58
1964 Bunting Dr	0.33mi	4/2.0 (+1)	1,672 (+12%)	4mo	$311,900	$187	57
211 W Hugh St	0.53mi	2/3.0 (-1)	1,432 (-4%)	5mo	$175,000	$122	56
2110 Vireo Dr	0.51mi	4/2.0 (+1)	1,586 (+6%)	6mo	$273,000	$172	55
413 Deepwood Pl	0.62mi	3/2.5	1,608 (+8%)	2mo	$288,000	$179	54
1825 Hidden Hills Dr	0.55mi	3/2.5	1,382 (-7%)	9mo	$179,000	$130	53
325 W Hugh St	0.63mi	4/2.0 (+1)	1,600 (+7%)	3mo	$235,000	$147	51
510 Tanager Rd	0.61mi	4/1.5 (+1)	1,584 (+6%)	5mo	$193,000	$122	50
1799 Womrath Rd	0.69mi	3/2.0	1,376 (-8%)	7mo	$294,000	$214	49
415 Deepwood Pl	0.65mi	3/2.0	1,377 (-8%)	9mo	$248,500	$180	49
817 Bobbye Dr Unit Fb77	0.63mi	3/2.0	1,714 (+15%)	1mo	$318,430	$186	44

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 · 3.94% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $8,990
• Equity at exit: $19,369

10-year hold

• IRR: 16.4%
• Equity multiple: 2.39×
• Total profit: $50,627
• Equity at exit: $11,231

Cash invested: $36,372 (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 29841

• Rents YoY: 3.9%
• Active inventory: 361
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$681
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $449

Break-even live

Break-even rent $976

Max offer price $129,900

Occupancy floor 66%

Sensitivity live

Price	-10% $523	-5% $486	+0% $449	+5% $413	+10% $376
Rent	-10% $327	-5% $388	+0% $449	+5% $510	+10% $571
Rate	-1.0pp $515	-0.5pp $482	base $449	+0.5pp $416	+1.0pp $381

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Assurance Ln North Augusta, SC	2.0	1.0	965	$970	$1.01	22d	4	0.38mi
418 Lecompte Ave North Augusta, SC	4.0	2.0	1456	$2,000	$1.37	22d	1	0.41mi
913 Old Edgefield Rd North Augusta, SC	2.0	1.0	1020	$1,400	$1.37	24d	1	0.41mi
560 Hardy Pt North Augusta, SC	2.0	2.0	1170	$1,400	$1.20	22d	1	0.56mi
1842 Crossland Ave North Augusta, SC	2.0	1.0	1200	$1,000	$0.83	15d	1	0.70mi
400 Swiss St North Augusta, SC	1.0–2.0	1.0	845	$999	$1.18	24d	1	0.79mi
1006 Skyview Dr North Augusta, SC	2.0	1.0	960	$1,400	$1.46	22d	1	0.87mi
735 Old Edgefield Rd North Augusta, SC	3.0	1.5	1150	$1,450	$1.26	15d	1	0.92mi
166 Hampton Wills Dr North Augusta, SC	3.0	2.5	1663	$1,925	$1.16	24d	1	1.03mi
29 Pheasant Ct North Augusta, SC	2.0	2.5	1200	$1,450	$1.21	15d	1	1.09mi
822 W Woodlawn Ave North Augusta, SC	4.0	2.0	1742	$2,900	$1.66	22d	1	1.17mi
204-1/2 W Buena Vista Ave Unit 1 North Augusta, SC	2.0	1.5	1024	$1,375	$1.34	15d	1	1.42mi
208 W Buena Vista Ave Unit 1 North Augusta, SC	2.0	1.5	1024	$1,375	$1.34	15d	1	1.42mi
325 Meridian Ave North Augusta, SC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.44mi
325 Meridian Ave North Augusta, SC	2.0	1.0	1000	$1,200	$1.20	22d	1	1.44mi
306 W Buena Vista Ave North Augusta, SC	2.0	1.5	1000	$1,300	$1.30	22d	1	1.45mi
160 Breckenridge Dr North Augusta, SC	2.0	2.0	952	$1,300	$1.37	15d	1	1.49mi

Listing history 4 events

1. 2026-06-19
   remarks 387-char remark
2. 2026-06-19
   pricestatusdays on marketlisting id $129,900 Active 1 DOM
3. 2026-06-07
   remarks 173-char remark
4. 2026-06-07
   listed $85,000 Under Contract

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $740 · $62/mo
• Expected delta: +$314/yr (+$26/mo · 73.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 15 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: $18,535
• − Mortgage interest: −$7,276
• − Property taxes: −$427
• − Insurance: −$650
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,779
• Taxable income: $3,438
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,567/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 — North Augusta

• Score: 71/100
• State rank: #56
• US rank: #7190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Augusta, SC
• County: Aiken County · 116,534 people
• City population: 50,543
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 32,342
• Household income: $71,606
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 870.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada, Guatemala, Jamaica
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -180.37%
• Current HPI: 237.1442
• Rent YoY: ▲ 3.94%
• 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

+31.0% since first listed

7 events — show timeline

• 2026-06-04 Listed — ForSaleByOwner.com
• 2026-06-04 Listed $85,000 ForSaleByOwner.com
• 2014-03-19 Sold (Public Records) $62,752 Public Records
• 2014-03-07 Sold (MLS) $62,752 Hive MLS
• 2014-03-07 Sold (MLS) $62,752 Hive MLS
• 2013-11-15 Listed $64,900 Hive MLS
• 2013-11-15 Listed $64,900 Hive MLS

Property tax history

+2.2%/yr

Latest (2025): $427 · +0.0% YoY. Source: county tax records.