1084 Primrose Dr Unit 25c · North Augusta, SC 29860

$229,000

2 bd · 2.0 ba · 1,230 sqft · Condo · 89 Days on market

Built 2026 Good condition Garage $186/sqft · at area comps Est $229k · at est. $244/mo HOA · 13% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.6/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

★ SUMMER BREAK SPECIAL -- 6,500 TOWARD CLOSING COSTS. ★ An additional 500 Ivey Honors is available for active/retired military, first responders, and teachers. 5.125 INTEREST RATE available for Eligible Buyers with approved preferred lender. Contract must be written by 7/31/26. Incentive subject to change. Located in Windsor, 1084 Primrose Drive in North Augusta, South Carolina is a 1,230 square foot townhome featuring 2 bedrooms and 2 bathrooms. The Macon 2-bedroom townhome floor plan offers single-level living with a focus on efficiency and low maintenance. The layout begins with a foyer that leads to a secondary bedroom and full bathroom, conveniently located near the laundry area.

Key facts

• Covered porch
• En suite bathroom
• Open concept kitchen

Tags

• SINGLE LEVEL LIVING
• OPEN CONCEPT KITCHEN
• COVERED PORCH
• WALK IN CLOSET
• EN SUITE BATHROOM
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-358 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (18.9% below list).
• Recommended offer: $177k (22.7% below list) — sets the bar for cash-flow.

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.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Merriwether Elementary (math 35% / reading 42%, grade F, #306 of 597 statewide, top 51%, 768 students, 59% FRL); Merriwether Middle (math 29% / reading 41%, grade F, #104 of 229 statewide, top 46%, 367 students, 62% FRL); Strom Thurmond High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 748 students, 74% FRL).
• Market conditions: 455 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($215k) 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.

Recommended offer $177,125 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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: 0.81% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.71%
• DSCR: 0.70
• GRM: 10.3

CMA / ARV

• ARV (median comp): $229,279
• List price: $229,000
• Delta: -0.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
453 Helen Dr Unit Wd285	0.27mi	2/2.0	1,313 (+7%)	2mo	$278,330	$212	74
465 Helen Dr Unit Wd291	0.27mi	2/2.0	1,313 (+7%)	3mo	$262,800	$200	74
461 Helen Dr Unit Wd289	0.27mi	2/2.0	1,313 (+7%)	3mo	$269,900	$206	74
647 Hampton Dr Unit 5c	0.06mi	2/2.5	1,468 (+19%)	3mo	$239,000	$163	68
540 Whistle Stop Dr	1.50mi	2/2.0	1,235 (+0%)	2mo	$225,000	$182	62
459 Helen Dr Unit Wd288	0.27mi	3/2.5 (+1)	1,486 (+21%)	3mo	$279,900	$188	53
177 Haley Dr	1.31mi	2/2.0	1,092 (-11%)	1mo	$193,000	$177	45
190 Haley Dr	1.28mi	2/2.0	1,092 (-11%)	3mo	$189,900	$174	44
135 Firethorn Dr	1.47mi	3/2.0 (+1)	1,367 (+11%)	2mo	$254,000	$186	40
182 Outpost Dr	1.41mi	2/2.0	1,478 (+20%)	1mo	$310,000	$210	39
226 Redbud Dr	1.28mi	3/2.0 (+1)	1,379 (+12%)	3mo	$255,500	$185	37
143 Mill Stone Lane Ln	1.17mi	3/2.0 (+1)	1,534 (+25%)	3mo	$246,125	$160	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.8%
• Equity multiple: 0.07×
• Total profit: $-59,763
• Equity at exit: $34,145

10-year hold

• IRR: -26.0%
• Equity multiple: -0.26×
• Total profit: $-80,718
• Equity at exit: $19,800

Cash invested: $64,120 (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 29860

• Home prices YoY: -18.9%
• Active inventory: 455
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$244
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-358

Break-even live

Break-even rent $2,312

Max offer price $177,125

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-279	+0% $-358	+5% $-438	+10% $-517
Rent	-10% $-505	-5% $-432	+0% $-358	+5% $-285	+10% $-212
Rate	-1.0pp $-243	-0.5pp $-300	base $-358	+0.5pp $-418	+1.0pp $-478

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: $57,250
• Closing costs: $6,870
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hampton Dr North Augusta, SC	3.0	2.5	1490	$1,924	$1.29	72d	1	0.11mi
4416 Beautiful Pond Park North Augusta, SC	3.0	3.0	1341	$1,850	$1.38	70d	1	0.59mi
242 Haley Dr North Augusta, SC	2.0	2.0	1134	$1,375	$1.21	63d	1	1.28mi
205 Haley Dr North Augusta, SC	2.0	2.0	1400	$1,400	$1.00	63d	1	1.32mi

Property features AI

Finance

• Other: Zoning: R2
• HOA & community: Homeowners associationAnnual association fee of $2,925 (about $243.75/month)Community park and playgroundCommunity pool, sidewalks, and street lightsSubdivision: Windsor

Exterior

• Parking: Attached garage1 garage spaceParking padConcrete parking surfacesTotal 1 parking space
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableThermostat (energy efficient)Ventilation (improved indoor air quality)Lighting (energy efficient)
• Home design: TownhouseResidential propertyOne level / One storyEntry level 1New constructionFrontage: see remarks
• Construction: Vinyl siding and frame constructionComposition roofSlab foundationHas home warranty
• Exterior features: Covered patioPatioPorchFront porchRear porchPrivacy fencingLandscaped lotSprinklers in frontSprinklers in rearPaved road accessPool (community)Street lightsSidewalksHas view

Interior

• Kitchen: Kitchen islandPantryEat-in kitchenDishwasherCooktopMicrowaveDisposalENERGY STAR qualified appliancesVented exhaust fan
• Bedrooms: Includes walk-in closet(s)
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathroomsAccessible full bath
• Heating & cooling: Central airCeiling fan(s)Electric heatingForced airHeat pump
• Interior features: Walk-in closet(s)Entrance foyerKitchen islandCeiling fan(s)PantryEat-in kitchenInsulated windowsVented exhaust fanDisposalDishwasherENERGY STAR qualified appliancesCooktopMicrowave
• Laundry & utility: Washer hookup

HOA detail $244/mo · $2,928/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $229,000 Active 89 DOM
2. 2026-08-07
   days on market $229,000 Active 88 DOM
3. 2026-08-06
   days on market $229,000 Active 87 DOM
4. 2026-08-05
   days on market $229,000 Active 86 DOM
5. 2026-08-04
   days on market $229,000 Active 85 DOM
6. 2026-08-03
   days on market $229,000 Active 84 DOM
7. 2026-07-31
   days on market $229,000 Active 81 DOM
8. 2026-07-29
   days on market $229,000 Active 79 DOM
9. 2026-07-27
   days on market $229,000 Active 77 DOM
10. 2026-07-25
    days on market $229,000 Active 75 DOM
11. 2026-07-23
    days on market $229,000 Active 73 DOM
12. 2026-07-22
    days on market $229,000 Active 72 DOM
13. 2026-07-21
    days on market $229,000 Active 71 DOM
14. 2026-07-18
    days on market $229,000 Active 68 DOM
15. 2026-07-16
    days on market $229,000 Active 66 DOM
16. 2026-07-16
    days on market $229,000 Active 65 DOM
17. 2026-07-14
    days on market $229,000 Active 64 DOM
18. 2026-07-14
    days on market $229,000 Active 63 DOM
19. 2026-07-12
    days on market $229,000 Active 62 DOM
20. 2026-07-11
    days on market $229,000 Active 61 DOM
21. 2026-07-10
    days on market $229,000 Active 60 DOM
22. 2026-07-09
    days on market $229,000 Active 59 DOM
23. 2026-07-08
    days on market $229,000 Active 58 DOM
24. 2026-07-07
    days on market $229,000 Active 57 DOM
25. 2026-07-06
    days on market $229,000 Active 56 DOM
26. 2026-07-05
    days on market $229,000 Active 55 DOM
27. 2026-07-04
    days on market $229,000 Active 54 DOM
28. 2026-07-03
    days on market $229,000 Active 53 DOM
29. 2026-07-02
    days on market $229,000 Active 52 DOM
30. 2026-07-01
    days on market $229,000 Active 51 DOM
31. 2026-06-30
    days on market $229,000 Active 50 DOM
32. 2026-06-29
    days on market $229,000 Active 49 DOM
33. 2026-06-28
    days on market $229,000 Active 48 DOM
34. 2026-06-28
    days on market $229,000 Active 47 DOM
35. 2026-06-27
    days on market $229,000 Active 46 DOM
36. 2026-06-25
    days on market $229,000 Active 44 DOM
37. 2026-06-23
    days on market $229,000 Active 42 DOM
38. 2026-06-22
    days on market $229,000 Active 41 DOM
39. 2026-06-18
    days on market $229,000 Active 38 DOM
40. 2026-06-17
    days on market $229,000 Active 37 DOM
41. 2026-06-16
    days on market $229,000 Active 36 DOM
42. 2026-06-15
    days on market $229,000 Active 35 DOM
43. 2026-06-14
    days on market $229,000 Active 33 DOM
44. 2026-06-13
    days on market $229,000 Active 32 DOM
45. 2026-06-10
    days on market $229,000 Active 30 DOM
46. 2026-06-09
    days on market $229,000 Active 29 DOM
47. 2026-06-08
    days on market $229,000 Active 28 DOM
48. 2026-06-07
    days on market $229,000 Active 27 DOM
49. 2026-06-05
    days on market $229,000 Active 24 DOM
50. 2026-06-03
    days on market $229,000 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,300
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$2,928
• − Depreciation: −$6,662
• Taxable loss: −$8,266
• Est. tax savings @ 24.0%: +$1,984
• After-tax cash flow: $-2,318/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.

Condition & rehab AI · 11 photos

Good 80/100 None rehab

This 1,230 square foot townhome in North Augusta, SC is in good condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and attract more potential buyers/tenants.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both Add a small outdoor seating area — A small outdoor seating area can increase the appeal of the covered porch and attract more potential buyers/tenants. ↑
• Both Install smart home features — Smart home features can increase the home's appeal and attract more potential buyers/tenants. ↑
• Both Add a small outdoor lighting system — A small outdoor lighting system can enhance the home's curb appeal and attract more potential buyers/tenants. ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Merriwether Elementary F SC #306/597 Nat'l #20,973/41,679 Middle Merriwether Middle F SC #104/229 Nat'l #7,460/14,009 High Strom Thurmond High D SC #151/196 Nat'l #5,677/17,239

Schools (NCES district)

• District: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

B Composite livability gradescore 71/100

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

• County: Edgefield County · 26,188 people
• City population: 50,543
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 18,201
• Household income: $97,268
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 1% of renters

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Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.23%
• Current HPI: 253.9451
• Rent YoY: —
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Zoning: R2
• HOA & community: Homeowners associationAnnual association fee of $2,925 (about $243.75/month)Community park and playgroundCommunity pool, sidewalks, and street lightsSubdivision: Windsor

Exterior

• Parking: Attached garage1 garage spaceParking padConcrete parking surfacesTotal 1 parking space
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableThermostat (energy efficient)Ventilation (improved indoor air quality)Lighting (energy efficient)
• Home design: TownhouseResidential propertyOne level / One storyEntry level 1New constructionFrontage: see remarks
• Construction: Vinyl siding and frame constructionComposition roofSlab foundationHas home warranty
• Exterior features: Covered patioPatioPorchFront porchRear porchPrivacy fencingLandscaped lotSprinklers in frontSprinklers in rearPaved road accessPool (community)Street lightsSidewalksHas view

Interior

• Kitchen: Kitchen islandPantryEat-in kitchenDishwasherCooktopMicrowaveDisposalENERGY STAR qualified appliancesVented exhaust fan
• Bedrooms: Includes walk-in closet(s)
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathroomsAccessible full bath
• Heating & cooling: Central airCeiling fan(s)Electric heatingForced airHeat pump
• Interior features: Walk-in closet(s)Entrance foyerKitchen islandCeiling fan(s)PantryEat-in kitchenInsulated windowsVented exhaust fanDisposalDishwasherENERGY STAR qualified appliancesCooktopMicrowave
• Laundry & utility: Washer hookup

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-17 Listed $229,000 Hive MLS
• 2026-04-17 Listed $229,000 Hive MLS