1036 Todd Ave · Clearwater, SC 29841

$200,000

4 bd · 2.0 ba · 1,514 sqft · SingleFamily public records

Built 1987 0.34 ac lot Est $235k · 15% under

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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 +20.6/30.0
• ARV discount +14.1/15.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to your stunning move in ready home! Qualifies 100% USDA Financing! 4 spacious bedrooms and 3 Full baths! New roof, energy efficient windows throughout, updated eat-in Kitchen, cozy four season sunroom, updated bathrooms, and freshly painted. It offers a formal living room and a separate family room with a wood-burning fireplace. All suited on a breathtaking landscaped yard with a sprinkler system, detached two cars carport, and fenced backyard. Minutes to shopping and restaurants.

Key facts

• 0.34 acre lot
• Built 1987

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $268 ($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 $183k (8.6% below list).
• Recommended offer: $183k (8.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#263 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: North Augusta Elementary (math 45% / reading 46%, grade D-, #221 of 597 statewide, top 37%, 690 students, 34% FRL); North Augusta Middle (math 35% / reading 45%, grade F, #78 of 229 statewide, top 35%, 616 students, 43% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL).
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 361 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y ago 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.
• Current owner paid $128k; list at $200k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $182,900 (8.6% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $234,670
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Todd Ave	0.33mi	3/2.0 (-1)	1,500 (-1%)	24mo	$232,000	$155	58

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-13,706
• Equity at exit: $29,821

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $16,929
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $268

Break-even live

Break-even rent $1,490

Max offer price $200,000

Occupancy floor 80%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Cary Ave North Augusta, SC	4.0	2.0	1680	$1,500	$0.89	23d	1	0.67mi

Listing history 16 events

1. 2026-04-15
   status Pending
2. 2026-04-15
   historical
3. 2026-04-15
   historical
4. 2026-04-07
   price $200,000
5. 2026-03-30
   listed $220,000 Active
6. 2026-03-30
   listed $200,000
7. 2017-12-06
   soldstatus $127,900
8. 2017-11-30
   soldstatus $127,900 499-char remark

   Show marketing remark (499 chars)

   Welcome Home to your stunning move in ready home! Qualifies 100% USDA Financing! 4 spacious bedrooms and 3 Full baths! New roof, energy efficient windows throughout, updated eat-in Kitchen, cozy four season sunroom, updated bathrooms, and freshly painted. It offers a formal living room and a separate family room with a wood-burning fireplace. All suited on a breathtaking landscaped yard with a sprinkler system, detached two cars carport, and fenced backyard. Minutes to shopping and restaurants.

9. 2017-10-18
   listed $127,900 499-char remark

   Show marketing remark (499 chars)

   Welcome Home to your stunning move in ready home! Qualifies 100% USDA Financing! 4 spacious bedrooms and 3 Full baths! New roof, energy efficient windows throughout, updated eat-in Kitchen, cozy four season sunroom, updated bathrooms, and freshly painted. It offers a formal living room and a separate family room with a wood-burning fireplace. All suited on a breathtaking landscaped yard with a sprinkler system, detached two cars carport, and fenced backyard. Minutes to shopping and restaurants.

10. 2010-01-19
    soldstatus $100,000
11. 2010-01-15
    soldstatus $100,000
12. 2009-06-16
    listed $99,900
13. 2009-06-01
    soldstatus $45,000
14. 2009-06-01
    soldstatus $73,000
15. 2009-05-04
    soldstatus $42,000
16. 2009-03-30
    listed $34,900

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$600/yr (+$50/mo · 111.2%)

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,948
• − Mortgage interest: −$11,203
• − Property taxes: −$540
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$5,818
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $3,243/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 — Clearwater

• Score: 58/100
• State rank: #263
• US rank: #21161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• 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

+473.1% since first listed

16 events — show timeline

• 2026-04-15 Pending — Hive MLS
• 2026-04-15 Listing Removed — Hive MLS
• 2026-04-15 Listing Removed — Hive MLS
• 2026-04-07 Price Changed $200,000 Hive MLS
• 2026-03-30 Listed $200,000 Hive MLS
• 2026-03-30 Listed $220,000 Hive MLS
• 2017-12-06 Sold (Public Records) $127,900 Public Records
• 2017-11-30 Sold (MLS) $127,900 AMLS
• 2017-10-18 Listed $127,900 AMLS
• 2010-01-19 Sold (Public Records) $100,000 Public Records
• 2010-01-15 Sold (MLS) $100,000 AMLS
• 2009-06-16 Listed $99,900 AMLS
• 2009-06-01 Sold (Public Records) $73,000 Public Records
• 2009-06-01 Sold (Public Records) $45,000 Public Records
• 2009-05-04 Sold (MLS) $42,000 AMLS
• 2009-03-30 Listed $34,900 AMLS

Property tax history

+0.9%/yr

Latest (2025): $540 · +0.0% YoY. Source: county tax records.