601 Valley Ave · New Ellenton, SC 29809

$85,000

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 36 Days on market

Built 1984 0.37 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom, 2 Bath Home on Corner Lot Sold As-Is, Great Investment Opportunity But Needs Work. Newer Central HVAC, Newer Windows Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Newer central hvac
• Newer windows
• Corner lot

Tags

• CORNER LOT
• NEWER CENTRAL HVAC
• NEWER WINDOWS

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Sewer: Other (see remarks); Public water
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Wood Fiber-Masonite exterior finish; Paved road access; 0.37-acre lot; Public water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formal dining area; Kitchen located on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.1% in New Ellenton — 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 62/100 on livability (#194 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, 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.
• Zoned schools: Greendale Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 303 students, 100% FRL); Silver Bluff High (math 42% / reading 82%, grade B-, #99 of 196 statewide, top 53%, 708 students, 65% FRL) — zoned schools average 83% FRL vs 54% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.77%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.4%
• Equity multiple: 2.32×
• Total profit: $31,396
• Equity at exit: $12,674

10-year hold

• IRR: 38.6%
• Equity multiple: 4.59×
• Total profit: $85,459
• Equity at exit: $7,349

Cash invested: $23,800 (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 29809

• Home prices YoY: -13.2%
• Active inventory: 45
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $709

Break-even live

Break-even rent $663

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 36 DOM
2. 2026-06-18
   price $85,000 Active 35 DOM
3. 2026-06-17
   days on market $95,000 Active 35 DOM
4. 2026-06-16
   days on market $95,000 Active 34 DOM
5. 2026-06-15
   days on market $95,000 Active 33 DOM
6. 2026-06-14
   days on market $95,000 Active 31 DOM
7. 2026-06-13
   days on market $95,000 Active 30 DOM
8. 2026-06-10
   days on market $95,000 Active 28 DOM
9. 2026-06-09
   days on market $95,000 Active 27 DOM
10. 2026-06-08
    days on market $95,000 Active 26 DOM
11. 2026-06-07
    days on market $95,000 Active 25 DOM
12. 2026-06-03
    days on market $95,000 Active 21 DOM
13. 2026-06-02
    days on market $95,000 Active 20 DOM
14. 2026-06-01
    days on market $95,000 Active 19 DOM
15. 2026-05-31
    days on market $95,000 Active 18 DOM
16. 2026-05-30
    days on market $95,000 Active 17 DOM
17. 2026-05-13
    listed $109,900 Active
18. 2025-12-04
    historical
19. 2025-09-19
    price $42,500
20. 2025-09-15
    listed $48,000 Active
21. 2025-06-03
    listed $48,000 Active

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $508 · $42/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,728
• − Mortgage interest: −$4,761
• − Property taxes: −$508
• − Insurance: −$425
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,473
• Taxable income: $7,565
• Est. tax owed @ 24.0%: −$1,816
• After-tax cash flow: $6,698/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 — New Ellenton

• Score: 62/100
• State rank: #194
• US rank: #16919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Ellenton, SC
• City population: 2,426
• Population (ZIP): 2,426

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 0.58)
• Race & ethnicity: White 46% Black 45% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 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: ▼ -31.58%
• Current HPI: 206.8995
• Rent YoY: —
• Metro: —
• 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

+129.0% since first listed

5 events — show timeline

• 2026-05-13 Listed $109,900 Consolidated MLS
• 2025-12-04 Delisted — Consolidated MLS
• 2025-09-19 Price Changed $42,500 Consolidated MLS
• 2025-09-15 Listed $48,000 Consolidated MLS
• 2025-06-03 Listed $48,000 Consolidated MLS

Property tax history

+36.6%/yr

Latest (2025): $508 · +5.4% YoY. Source: county tax records.