3508 Lawson Rd · Aiken, SC 29801

$135,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 17 Days on market

Built 1957 0.34 ac lot Est $155k · 13% under

---

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 +26.7/30.0
• ARV discount +13.3/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• 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

Charming 3-bedroom, 1.5-bath home situated on a spacious quarter-acre lot near the heart of Aiken. This property offers a private, quiet backyard, concrete patio, rear storage shed, and carport, creating plenty of space for outdoor entertaining, hobbies, or relaxing evenings at home. Inside, you'll find an abundance of character, and personality throughout the home. While the property could benefit from some cosmetic updates and landscaping, it offers solid bones and endless potential to create the perfect starter home or personal retreat in a convenient location close to shopping, dining, and everything Aiken has to offer. Property being sold as-is.

Key facts

• Rear storage shed
• Carport
• Concrete patio

Tags

• PRIVATE QUIET BACKYARD
• CONCRETE PATIO
• REAR STORAGE SHED
• CARPORT
• SPACIOUS QUARTER-ACRE LOT

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (1 car); Total 1 parking space listed (garage/carport combined)
• Utilities: Public water; Public sewer; Utilities: see remarks
• Home design: Single-family residence; One story; Entry level: 1; One-level home
• Construction: Brick and wood siding; Composition roof; Foundation: see remarks; Built: see remarks
• Exterior features: Covered porch; Porch; No pool; Paved road access; Property has a view; Lot details: approximately 0.34 acres (approx. 150 x 100); see remarks for additional lot/frontage details

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Aiken Elementary (math 34% / reading 40%, grade F, #315 of 597 statewide, top 55%, 524 students, 100% FRL); Schofield Middle (math 18% / reading 30%, grade F, #167 of 229 statewide, top 74%, 401 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; 5 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 32% 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 $933 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 + 5.1% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $155,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3509 Lawson Rd	0.03mi	3/1.5	1,167 (+6%)	1mo	$165,000	$141	87
3419 Westmont Dr	0.16mi	3/1.5	1,087 (-1%)	8mo	$123,000	$113	84
1011 Frankel Rd	0.21mi	3/1.5	1,180 (+7%)	9mo	$80,000	$68	71
3419 Trolley Line Rd	0.28mi	2/1.5 (-1)	1,075 (-2%)	10mo	$150,000	$140	70
3525 Westmont Dr	0.16mi	2/1.0 (-1)	1,034 (-6%)	8mo	$135,000	$131	68
3110 Westmont Dr	0.43mi	3/1.0	1,120 (+2%)	13mo	$167,000	$149	64
102 Iroquois St	0.36mi	3/1.0	1,000 (-9%)	3mo	$139,900	$140	64
109 Kenmont St	0.36mi	3/1.0	1,025 (-7%)	9mo	$145,000	$141	62
1002 Valley Rd	0.27mi	3/2.0	1,210 (+10%)	8mo	$240,000	$198	62
726 W Rollingwood Rd	0.69mi	3/1.5	1,116 (+2%)	13mo	$235,000	$211	55
122 Kenmont St	0.39mi	3/1.0	953 (-13%)	4mo	$80,000	$84	55
4105 Trolley Line Rd	0.55mi	3/1.0	975 (-11%)	18mo	$150,000	$154	38

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $4,802
• Equity at exit: $20,129

10-year hold

• IRR: 14.6%
• Equity multiple: 2.28×
• Total profit: $48,542
• Equity at exit: $11,672

Cash invested: $37,800 (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 29801

• Rents YoY: 5.1%
• Active inventory: 521
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$708
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $366

Break-even live

Break-even rent $1,120

Max offer price $135,000

Occupancy floor 72%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Westmont Dr Aiken, SC	3.0	1.5	1315	$1,335	$1.02	21d	1	0.38mi
114 Joshua Ln Aiken, SC	2.0	2.0	900	$1,100	$1.22	23d	1	0.74mi
4155 Vaucluse Rd Aiken, SC	2.0–3.0	2.0–3.5	1248	$2,200	$1.76	14d	37	1.00mi
1227E University Ln Apt E Aiken, SC	2.0	2.0	1092	$1,500	$1.37	23d	1	1.05mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	23d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $135,000 Active 17 DOM
2. 2026-06-17
   days on market $135,000 Active 16 DOM
3. 2026-06-16
   days on market $135,000 Active 15 DOM
4. 2026-06-15
   days on market $135,000 Active 14 DOM
5. 2026-06-14
   days on market $135,000 Active 12 DOM
6. 2026-06-13
   days on market $135,000 Active 11 DOM
7. 2026-06-10
   days on market $135,000 Active 9 DOM
8. 2026-06-09
   days on market $135,000 Active 8 DOM
9. 2026-06-08
   days on market $135,000 Active 7 DOM
10. 2026-06-07
    days on market $135,000 Active 6 DOM
11. 2026-06-03
    days on market $135,000 Active 2 DOM
12. 2026-06-02
    remarks 658-char remark
13. 2026-06-02
    listed $135,000 Active 1 DOM

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,447 · $121/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $19,005
• − Mortgage interest: −$7,562
• − Property taxes: −$1,447
• − Insurance: −$675
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,927
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $3,832/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

• County: Aiken County · 116,534 people
• City population: 12,385
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $135,000 Hive MLS
• 2026-06-01 Listed $135,000 AMLS

Property tax history

+14.0%/yr

Latest (2025): $1,447 · +8.5% YoY. Source: county tax records.