200 Kline St NW · Aiken, SC 29801

$245,000

4 bd · 2.5 ba · 2,208 sqft · Townhouse public records · 88 Days on market

Built 2006 2,613 sqft lot $200/mo HOA · 9% of rent

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +3.9/10.0
• 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

Just a quick walk to Downtown Aiken in this townhome at Ashley Terrace! Rocking chair front porch, perfect for enjoying your morning coffee. Great floor plan- ceilings open to second level as you walk in the cozy living room. Kitchen has great cabinet space, breakfast room, and screened in porch right off of the back. Large owner suite downstairs has walk-in closet, double sinks and garden tub in bathroom. Laundry room right outside of the owner bedroom! Upstairs find three additional bedrooms that share a spacious hall bath. Also features attached, one car garage. Don't miss easy living near Downtown Aiken! Seller to offer $2500 towards improvements!

Key facts

• One car garage
• Eat-in dining area
• Front porch

Tags

• ONE CAR GARAGE
• FRONT PORCH
• LIVING ROOM
• HARDWOOD FLOORS
• OPEN KITCHEN
• EAT-IN DINING AREA

Property features AI

Finance

• HOA & community: Homeowners association with $200 monthly fee

Exterior

• Parking: Attached garage with garage door opener; Paved driveway; 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electric service
• Home design: Single family residence; Two levels
• Construction: Brick and vinyl siding exterior; Shingle/composition roof; Slab foundation; Built area above grade: 2,118
• Exterior features: Screened patio/porch; Storm doors; Level, landscaped lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Walk-in closets; Cathedral ceilings; Breakfast bar; Pantry; Eat-in kitchen; Window coverings; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (6.3% below list).
• Recommended offer: $229k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 fast (+5.1%/yr); 522 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• At $2,295/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 1260% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $229,496 (6.3% 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 88 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.48×
• Total profit: $-35,902
• Equity at exit: $36,530

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-11,513
• Equity at exit: $21,183

Cash invested: $68,600 (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: 522
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$102
• HOA: −$200
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-18

Break-even live

Break-even rent $2,318

Max offer price $241,740

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $51	+0% $-18	+5% $-88	+10% $-157
Rent	-10% $-200	-5% $-109	+0% $-18	+5% $72	+10% $163
Rate	-1.0pp $105	-0.5pp $44	base $-18	+0.5pp $-82	+1.0pp $-147

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Edgefield Ave NW Aiken, SC	3.0	2.0	1900	$2,600	$1.37	16d	1	0.49mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	16d	1	0.92mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	16d	1	1.35mi
450 Williamsburg St Aiken, SC	3.0	2.0	2704	$1,800	$0.67	16d	1	1.37mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 29 events

1. 2026-06-21
   days on market $245,000 Active 88 DOM
2. 2026-06-18
   days on market $245,000 Active 85 DOM
3. 2026-06-17
   days on market $245,000 Active 84 DOM
4. 2026-06-16
   days on market $245,000 Active 83 DOM
5. 2026-06-15
   days on market $245,000 Active 82 DOM
6. 2026-06-14
   days on market $245,000 Active 80 DOM
7. 2026-06-13
   days on market $245,000 Active 79 DOM
8. 2026-06-10
   pricedays on market $245,000 Active 77 DOM
9. 2026-06-09
   days on market $255,000 Active 76 DOM
10. 2026-06-08
    days on market $255,000 Active 75 DOM
11. 2026-06-07
    days on market $255,000 Active 74 DOM
12. 2026-06-03
    days on market $255,000 Active 70 DOM
13. 2026-06-02
    days on market $255,000 Active 69 DOM
14. 2026-06-01
    days on market $255,000 Active 68 DOM
15. 2026-05-31
    days on market $255,000 Active 67 DOM
16. 2026-05-30
    days on market $255,000 Active 66 DOM
17. 2026-05-20
    price $255,000
18. 2026-03-25
    listed $260,000 Active
19. 2021-09-03
    soldstatus $195,000 659-char remark

    Show marketing remark (659 chars)

    Just a quick walk to Downtown Aiken in this townhome at Ashley Terrace! Rocking chair front porch, perfect for enjoying your morning coffee. Great floor plan- ceilings open to second level as you walk in the cozy living room. Kitchen has great cabinet space, breakfast room, and screened in porch right off of the back. Large owner suite downstairs has walk-in closet, double sinks and garden tub in bathroom. Laundry room right outside of the owner bedroom! Upstairs find three additional bedrooms that share a spacious hall bath. Also features attached, one car garage. Don't miss easy living near Downtown Aiken! Seller to offer $2500 towards improvements!

20. 2021-09-03
    soldstatus $195,000 659-char remark

    Show marketing remark (659 chars)

    Just a quick walk to Downtown Aiken in this townhome at Ashley Terrace! Rocking chair front porch, perfect for enjoying your morning coffee. Great floor plan- ceilings open to second level as you walk in the cozy living room. Kitchen has great cabinet space, breakfast room, and screened in porch right off of the back. Large owner suite downstairs has walk-in closet, double sinks and garden tub in bathroom. Laundry room right outside of the owner bedroom! Upstairs find three additional bedrooms that share a spacious hall bath. Also features attached, one car garage. Don't miss easy living near Downtown Aiken! Seller to offer $2500 towards improvements!

21. 2021-09-03
    soldstatus $195,000

    Show marketing remark (659 chars)

    Just a quick walk to Downtown Aiken in this townhome at Ashley Terrace! Rocking chair front porch, perfect for enjoying your morning coffee. Great floor plan- ceilings open to second level as you walk in the cozy living room. Kitchen has great cabinet space, breakfast room, and screened in porch right off of the back. Large owner suite downstairs has walk-in closet, double sinks and garden tub in bathroom. Laundry room right outside of the owner bedroom! Upstairs find three additional bedrooms that share a spacious hall bath. Also features attached, one car garage. Don't miss easy living near Downtown Aiken! Seller to offer $2500 towards improvements!

22. 2021-08-02
    listed $195,000 659-char remark

    Show marketing remark (659 chars)

    Just a quick walk to Downtown Aiken in this townhome at Ashley Terrace! Rocking chair front porch, perfect for enjoying your morning coffee. Great floor plan- ceilings open to second level as you walk in the cozy living room. Kitchen has great cabinet space, breakfast room, and screened in porch right off of the back. Large owner suite downstairs has walk-in closet, double sinks and garden tub in bathroom. Laundry room right outside of the owner bedroom! Upstairs find three additional bedrooms that share a spacious hall bath. Also features attached, one car garage. Don't miss easy living near Downtown Aiken! Seller to offer $2500 towards improvements!

23. 2021-08-02
    listed $195,000 659-char remark

    Show marketing remark (659 chars)

    Just a quick walk to Downtown Aiken in this townhome at Ashley Terrace! Rocking chair front porch, perfect for enjoying your morning coffee. Great floor plan- ceilings open to second level as you walk in the cozy living room. Kitchen has great cabinet space, breakfast room, and screened in porch right off of the back. Large owner suite downstairs has walk-in closet, double sinks and garden tub in bathroom. Laundry room right outside of the owner bedroom! Upstairs find three additional bedrooms that share a spacious hall bath. Also features attached, one car garage. Don't miss easy living near Downtown Aiken! Seller to offer $2500 towards improvements!

24. 2021-08-02
    listed $195,000

    Show marketing remark (659 chars)

    Just a quick walk to Downtown Aiken in this townhome at Ashley Terrace! Rocking chair front porch, perfect for enjoying your morning coffee. Great floor plan- ceilings open to second level as you walk in the cozy living room. Kitchen has great cabinet space, breakfast room, and screened in porch right off of the back. Large owner suite downstairs has walk-in closet, double sinks and garden tub in bathroom. Laundry room right outside of the owner bedroom! Upstairs find three additional bedrooms that share a spacious hall bath. Also features attached, one car garage. Don't miss easy living near Downtown Aiken! Seller to offer $2500 towards improvements!

25. 2008-10-22
    soldstatus $149,000
26. 2008-10-20
    soldstatus $149,000
27. 2008-07-13
    listed $159,000
28. 2007-07-13
    soldstatus $200,000
29. 2006-02-01
    listed $209,900

ⓘ 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: $2,935 · $245/mo
• Projected year-2 tax: $2,935 · $245/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 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $27,540
• − Mortgage interest: −$13,724
• − Property taxes: −$2,935
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$2,400
• − Depreciation: −$7,127
• Taxable loss: −$4,278
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $805/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

• Census place: Aiken, SC
• County: Aiken County · 116,534 people
• City population: 71,807
• 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

+21.5% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $255,000 AMLS
• 2026-03-25 Listed $260,000 AMLS
• 2021-09-03 Sold (MLS) $195,000 AMLS
• 2021-09-03 Sold (MLS) $195,000 Hive MLS
• 2021-09-03 Sold (MLS) $195,000 Hive MLS
• 2021-08-02 Listed $195,000 AMLS
• 2021-08-02 Listed $195,000 Hive MLS
• 2021-08-02 Listed $195,000 Hive MLS
• 2008-10-22 Sold (Public Records) $149,000 Public Records
• 2008-10-20 Sold (MLS) $149,000 AMLS
• 2008-07-13 Listed $159,000 AMLS
• 2007-07-13 Sold (MLS) $200,000 AMLS
• 2006-02-01 Listed $209,900 AMLS

Property tax history

+2.8%/yr

Latest (2025): $2,935 · +8.5% YoY. Source: county tax records.