5447 Montana Loop · North Augusta, SC 29841

$251,705

4 bd · 2.5 ba · 1,658 sqft · Townhouse · 71 Days on market

Built 2025 3,920 sqft lot $170/mo HOA · 8% 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home competition will be in April! UP TO 6,000 IN SELLER PAID CLOSING COST W/ PREFERRED LENDER FOR QUALIFIED BUYERS! Welcome to your stunning new construction townhome, the Pattison plan, perfectly situated in the heart of North Augusta! This beautifully crafted home features an open-concept layout with high ceilings, designed to maximize space and natural light. The gourmet kitchen boasts granite countertops, stainless steel appliances, and plenty of storage, making it ideal for cooking and entertaining. The owner's suite offers a tranquil retreat with a walk-in closet and a private en-suite bathroom, while luxury vinyl plank flooring throughout the living areas and plush carpeting in the bedrooms add a touch of elegance. Step outside to enjoy your private patio, perfect for relaxing or hosting guests, and take advantage of the attached 2 car garage for added storage and convenience. This low-maintenance property includes HOA-managed landscaping and comes with a one-year cosmetic warranty, ensuring a worry-free transition into your new home. Nestled in a welcoming community, the townhome provides easy access to nearby walking trails, green spaces, and Riverview Park Activities Center, a hub for sports and outdoor recreation. Explore the Greeneway Trail, offering miles of scenic paths for walking and biking, or enjoy the charm of downtown North Augusta with its unique shops, local dining options, and year-round events. For those seeking adventure on the water, the nearby Savannah River is perfect for kayaking, fishing, and picnicking. Plus, the vibrant culture, entertainment and Medical District of downtown Augusta, Georgia, are just a short drive away. This home offers the perfect blend of modern design, comfort, and access to all the attractions North Augusta has to offer. Whether you're a first-time buyer or looking to downsize, this townhome is an opportunity you won't want to miss! Your new home is built with an industry leading suite of smart home products that keep you connected with the people & place you value most, including wireless locks, doorbell camera, & smart automatic light switches. Photos used for illustrative purposes and do not depict actual home.

Key facts

• Walk-in closet
• Gourmet kitchen
• Granite countertops

Tags

• NEW CONSTRUCTION TOWNHOME
• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

🏗️ New construction. The $251,705 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $227,146.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $252k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• To cash-flow at today's rent, offer at most $244k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (19.1% below list).
• Recommended offer: $204k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.9% in North Augusta — 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 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.
• 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: Mossy Creek Elementary (math 38% / reading 42%, grade F, #292 of 597 statewide, top 49%, 642 students, 100% FRL); Paul Knox Middle (math 32% / reading 43%, grade F, #90 of 229 statewide, top 42%, 683 students, 48% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL).
• Market conditions: Rents rising (+3.9%/yr); 363 active listings in the ZIP; 2 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 34% 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 $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 71 days — a 6% lower offer ($237k) 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 $203,684 (19.1% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $227,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5388 Montana Loop	0.04mi	3/2.5 (-1)	1,635 (-1%)	1mo	$241,500	$148	90
5372 Montana Loop	0.05mi	3/2.5 (-1)	1,635 (-1%)	1mo	$242,390	$148	90
5352 Montana Loop	0.05mi	3/2.5 (-1)	1,635 (-1%)	1mo	$241,000	$147	90
5379 Montana Loop Loop	0.03mi	3/2.5 (-1)	1,635 (-1%)	3mo	$237,000	$145	89
5379 Montana Loop Loop	0.03mi	3/2.5 (-1)	1,635 (-1%)	3mo	$237,000	$145	89
5385 Montana Loop Loop	0.03mi	4/2.5	1,811 (+9%)	3mo	$248,000	$137	81
5423 Montana Loop Loop	0.01mi	4/2.5	1,811 (+9%)	4mo	$244,000	$135	81
5371 Montana Loop Loop	0.04mi	4/2.5	1,811 (+9%)	3mo	$248,000	$137	80
5428 Montana Loop	0.02mi	4/2.5	1,811 (+9%)	4mo	$247,000	$136	80
5414 Montana Loop	0.03mi	4/2.5	1,811 (+9%)	4mo	$245,000	$135	80
5465 Montana Loop Loop	0.02mi	4/2.5	1,811 (+9%)	5mo	$244,000	$135	80
5411 Montana Loop	0.02mi	4/2.5	1,811 (+9%)	5mo	$244,000	$135	80

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-28,749
• Equity at exit: $33,868

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-9,041
• Equity at exit: $19,639

Cash invested: $63,601 (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: 363
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$1,191
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$95
• HOA: −$170
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $96

Break-even live

Break-even rent $1,915

Max offer price $227,146

Occupancy floor 90%

Sensitivity live

Price	-10% $225	-5% $160	+0% $96	+5% $32	+10% $-33
Rent	-10% $-65	-5% $16	+0% $96	+5% $177	+10% $257
Rate	-1.0pp $210	-0.5pp $154	base $96	+0.5pp $37	+1.0pp $-23

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: $56,786
• Closing costs: $6,814
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5371 Montana Loop North Augusta, SC	4.0	2.5	1811	$1,995	$1.10	23d	1	0.04mi
524 Laverne Ave North Augusta, SC	3.0	1.5	1200	$1,350	$1.12	16d	1	0.88mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: waterlandscaping

Listing history 4 events

1. 2025-06-30
   soldstatus $251,705 2222-char remark

   Show marketing remark (2222 chars)

   Home competition will be in April! UP TO 6,000 IN SELLER PAID CLOSING COST W/ PREFERRED LENDER FOR QUALIFIED BUYERS! Welcome to your stunning new construction townhome, the Pattison plan, perfectly situated in the heart of North Augusta! This beautifully crafted home features an open-concept layout with high ceilings, designed to maximize space and natural light. The gourmet kitchen boasts granite countertops, stainless steel appliances, and plenty of storage, making it ideal for cooking and entertaining. The owner's suite offers a tranquil retreat with a walk-in closet and a private en-suite bathroom, while luxury vinyl plank flooring throughout the living areas and plush carpeting in the bedrooms add a touch of elegance. Step outside to enjoy your private patio, perfect for relaxing or hosting guests, and take advantage of the attached 2 car garage for added storage and convenience. This low-maintenance property includes HOA-managed landscaping and comes with a one-year cosmetic warranty, ensuring a worry-free transition into your new home. Nestled in a welcoming community, the townhome provides easy access to nearby walking trails, green spaces, and Riverview Park Activities Center, a hub for sports and outdoor recreation. Explore the Greeneway Trail, offering miles of scenic paths for walking and biking, or enjoy the charm of downtown North Augusta with its unique shops, local dining options, and year-round events. For those seeking adventure on the water, the nearby Savannah River is perfect for kayaking, fishing, and picnicking. Plus, the vibrant culture, entertainment and Medical District of downtown Augusta, Georgia, are just a short drive away. This home offers the perfect blend of modern design, comfort, and access to all the attractions North Augusta has to offer. Whether you're a first-time buyer or looking to downsize, this townhome is an opportunity you won't want to miss! Your new home is built with an industry leading suite of smart home products that keep you connected with the people & place you value most, including wireless locks, doorbell camera, & smart automatic light switches. Photos used for illustrative purposes and do not depict actual home.

2. 2025-03-19
   status Pending
3. 2025-01-14
   listed $252,000 2222-char remark

   Show marketing remark (2222 chars)

   Home competition will be in April! UP TO 6,000 IN SELLER PAID CLOSING COST W/ PREFERRED LENDER FOR QUALIFIED BUYERS! Welcome to your stunning new construction townhome, the Pattison plan, perfectly situated in the heart of North Augusta! This beautifully crafted home features an open-concept layout with high ceilings, designed to maximize space and natural light. The gourmet kitchen boasts granite countertops, stainless steel appliances, and plenty of storage, making it ideal for cooking and entertaining. The owner's suite offers a tranquil retreat with a walk-in closet and a private en-suite bathroom, while luxury vinyl plank flooring throughout the living areas and plush carpeting in the bedrooms add a touch of elegance. Step outside to enjoy your private patio, perfect for relaxing or hosting guests, and take advantage of the attached 2 car garage for added storage and convenience. This low-maintenance property includes HOA-managed landscaping and comes with a one-year cosmetic warranty, ensuring a worry-free transition into your new home. Nestled in a welcoming community, the townhome provides easy access to nearby walking trails, green spaces, and Riverview Park Activities Center, a hub for sports and outdoor recreation. Explore the Greeneway Trail, offering miles of scenic paths for walking and biking, or enjoy the charm of downtown North Augusta with its unique shops, local dining options, and year-round events. For those seeking adventure on the water, the nearby Savannah River is perfect for kayaking, fishing, and picnicking. Plus, the vibrant culture, entertainment and Medical District of downtown Augusta, Georgia, are just a short drive away. This home offers the perfect blend of modern design, comfort, and access to all the attractions North Augusta has to offer. Whether you're a first-time buyer or looking to downsize, this townhome is an opportunity you won't want to miss! Your new home is built with an industry leading suite of smart home products that keep you connected with the people & place you value most, including wireless locks, doorbell camera, & smart automatic light switches. Photos used for illustrative purposes and do not depict actual home.

4. 2025-01-07
   listed $251,705 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: $687 · $57/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$748/yr (+$62/mo · 108.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,442
• − Mortgage interest: −$12,724
• − Property taxes: −$687
• − Insurance: −$1,136
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$2,040
• − Depreciation: −$6,608
• Taxable loss: −$2,663
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $1,792/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 — 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

• Census place: North Augusta, SC
• County: Aiken County · 116,534 people
• City population: 50,543
• 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

+0.0% since first listed

4 events — show timeline

• 2025-06-30 Sold (MLS) $251,705 Hive MLS
• 2025-03-19 Pending — AMLS
• 2025-01-14 Listed $252,000 Hive MLS
• 2025-01-07 Listed $251,705 AMLS