1009 Thurmond St · North Augusta, SC 29841

$179,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 32 Days on market

Built 1977 0.37 ac lot Est $174k · at est.

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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 +13.4/30.0
• ARV discount +6.0/15.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention first time home buyers! Check out this completely renovated home located on a large wooded lot. Upgrades include new carpet, new flooring, new windows, new dishwasher, (refrigerator stays), totally updated bathrooms, new roof and HVAC is 4-5 years old. Three bedrooms plus loft area and two full baths. Move in ready!

Key facts

• New carpet
• New flooring
• Large wooded lot

Tags

• COMPLETELY RENOVATED HOME
• LARGE WOODED LOT
• NEW CARPET
• NEW FLOORING
• NEW WINDOWS
• NEW DISHWASHER

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No association amenities

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer (connected); Cable available; Water connected; Sewer connected
• Home design: Single-family residence; One story, entry level on main floor
• Construction: Wood siding/frame construction; Composition roof; Crawl space foundation; Built with one level
• Exterior features: Garden; Covered front porch; Partial chain-link fencing in back yard; Level lot; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Electric range; Vented exhaust fan
• Bedrooms: Master downstairs
• Flooring: Bamboo; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric heating with forced air
• Interior features: Master suite on the main level; Vaulted and high ceilings; Ceiling fans; Eat-in kitchen; Window coverings; Unfurnished
• Laundry & utility: Washer hookup in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $3 ($39/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 $143k (20.7% below list).
• Recommended offer: $143k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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); 363 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 32 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $58k; list at $180k implies a 211% 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 $142,712 (20.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $174,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Mckenzie St	0.19mi	3/1.5	1,298 (+8%)	5mo	$168,750	$130	71
1184 Norman St	0.22mi	2/2.0 (-1)	1,200 (0%)	17mo	$164,900	$137	67
1107 Terrace Cir	0.17mi	3/2.0	1,365 (+14%)	1mo	$210,000	$154	64
411 Katherine Ave	0.38mi	3/1.5	1,275 (+6%)	12mo	$185,000	$145	60
1018 Skyview Dr	0.46mi	2/1.0 (-1)	1,280 (+7%)	9mo	$156,000	$122	55
675 Seymour Dr	0.41mi	3/2.0	1,272 (+6%)	21mo	$123,500	$97	49
625 Hutchinson Dr	0.58mi	4/2.0 (+1)	1,304 (+9%)	1mo	$65,000	$50	49
715 Mckenzie End	0.34mi	3/2.0	1,350 (+12%)	18mo	$205,000	$152	44
1005 Weston St	0.63mi	4/2.0 (+1)	1,289 (+7%)	9mo	$179,900	$140	41
1617 Georgia Ave	0.68mi	2/1.0 (-1)	1,080 (-10%)	8mo	$201,000	$186	41
1799 Womrath Rd	0.68mi	3/2.0	1,376 (+15%)	7mo	$294,000	$214	34
1247 Radiance Dr	0.58mi	2/1.0 (-1)	1,036 (-14%)	22mo	$170,000	$164	27

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-27,631
• Equity at exit: $26,824

10-year hold

• IRR: -5.4%
• Equity multiple: 0.64×
• Total profit: $-18,303
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$943
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $3

Break-even live

Break-even rent $1,423

Max offer price $179,900

Occupancy floor 95%

Sensitivity live

Price	-10% $105	-5% $54	+0% $3	+5% $-48	+10% $-99
Rent	-10% $-109	-5% $-53	+0% $3	+5% $60	+10% $116
Rate	-1.0pp $94	-0.5pp $49	base $3	+0.5pp $-43	+1.0pp $-91

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Old Edgefield Rd North Augusta, SC	3.0	1.5	1150	$1,450	$1.26	15d	1	0.33mi
418 Lecompte Ave North Augusta, SC	4.0	2.0	1456	$2,000	$1.37	23d	1	0.35mi
913 Old Edgefield Rd North Augusta, SC	2.0	1.0	1020	$1,400	$1.37	25d	1	0.38mi
1006 Skyview Dr North Augusta, SC	2.0	1.0	960	$1,400	$1.46	23d	1	0.46mi
560 Hardy Pt North Augusta, SC	2.0	2.0	1170	$1,400	$1.20	23d	1	0.71mi
160 Breckenridge Dr North Augusta, SC	2.0	2.0	952	$1,300	$1.37	15d	1	0.82mi
419 Bradleyville Rd North Augusta, SC	2.0	1.5	864	$960	$1.11	15d	1	0.89mi
419 Bradleyville Rd North Augusta, SC	2.0	1.5	864	$960	$1.11	25d	1	0.89mi
110 Chalet North Ct North Augusta, SC	2.0	1.0	828	$875	$1.06	23d	1	0.89mi
400 Swiss St North Augusta, SC	1.0–2.0	1.0	845	$999	$1.18	25d	1	0.97mi
175 Assurance Ln North Augusta, SC	2.0	1.0	965	$970	$1.01	23d	4	1.02mi
140 Conifer Dr North Augusta, SC	2.0	1.0	860	$1,105	$1.28	25d	1	1.03mi
1251 West Ave North Augusta, SC	2.0	1.0	750	$1,275	$1.70	25d	1	1.16mi
1842 Crossland Ave North Augusta, SC	2.0	1.0	1200	$1,000	$0.83	15d	1	1.20mi
520 E Buena Vista Ave Unit 406 North Augusta, SC	2.0	1.0	852	$1,093	$1.28	15d	1	1.32mi
520 E Buena Vista Ave Unit 408 North Augusta, SC	2.0	1.0	852	$1,093	$1.28	25d	1	1.32mi

Listing history 23 events

1. 2026-06-19
   status $179,900 Pending 32 DOM
2. 2026-06-18
   days on market $179,900 Active 32 DOM
3. 2026-06-17
   days on market $179,900 Active 31 DOM
4. 2026-06-16
   days on market $179,900 Active 30 DOM
5. 2026-06-15
   days on market $179,900 Active 29 DOM
6. 2026-06-14
   days on market $179,900 Active 27 DOM
7. 2026-06-13
   days on market $179,900 Active 26 DOM
8. 2026-06-10
   days on market $179,900 Active 24 DOM
9. 2026-06-09
   days on market $179,900 Active 23 DOM
10. 2026-06-08
    days on market $179,900 Active 22 DOM
11. 2026-06-07
    days on market $179,900 Active 21 DOM
12. 2026-06-03
    days on market $179,900 Active 17 DOM
13. 2026-06-02
    days on market $179,900 Active 16 DOM
14. 2026-06-01
    days on market $179,900 Active 15 DOM
15. 2026-05-31
    days on market $179,900 Active 14 DOM
16. 2026-05-30
    days on market $179,900 Active 13 DOM
17. 2026-05-19
    status Active

    Show marketing remark (327 chars)

    Attention first time home buyers! Check out this completely renovated home located on a large wooded lot. Upgrades include new carpet, new flooring, new windows, new dishwasher, (refrigerator stays), totally updated bathrooms, new roof and HVAC is 4-5 years old. Three bedrooms plus loft area and two full baths. Move in ready!

18. 2026-05-19
    status Active 327-char remark

    Show marketing remark (327 chars)

    Attention first time home buyers! Check out this completely renovated home located on a large wooded lot. Upgrades include new carpet, new flooring, new windows, new dishwasher, (refrigerator stays), totally updated bathrooms, new roof and HVAC is 4-5 years old. Three bedrooms plus loft area and two full baths. Move in ready!

19. 2026-05-14
    status Pending

    Show marketing remark (327 chars)

    Attention first time home buyers! Check out this completely renovated home located on a large wooded lot. Upgrades include new carpet, new flooring, new windows, new dishwasher, (refrigerator stays), totally updated bathrooms, new roof and HVAC is 4-5 years old. Three bedrooms plus loft area and two full baths. Move in ready!

20. 2026-05-14
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Attention first time home buyers! Check out this completely renovated home located on a large wooded lot. Upgrades include new carpet, new flooring, new windows, new dishwasher, (refrigerator stays), totally updated bathrooms, new roof and HVAC is 4-5 years old. Three bedrooms plus loft area and two full baths. Move in ready!

21. 2026-05-11
    listed $179,900 Active

    Show marketing remark (327 chars)

    Attention first time home buyers! Check out this completely renovated home located on a large wooded lot. Upgrades include new carpet, new flooring, new windows, new dishwasher, (refrigerator stays), totally updated bathrooms, new roof and HVAC is 4-5 years old. Three bedrooms plus loft area and two full baths. Move in ready!

22. 2026-05-11
    listed $179,900 Active 327-char remark

    Show marketing remark (327 chars)

    Attention first time home buyers! Check out this completely renovated home located on a large wooded lot. Upgrades include new carpet, new flooring, new windows, new dishwasher, (refrigerator stays), totally updated bathrooms, new roof and HVAC is 4-5 years old. Three bedrooms plus loft area and two full baths. Move in ready!

23. 1987-04-01
    soldstatus $57,900

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/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 3/10 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,125
• − Mortgage interest: −$10,077
• − Property taxes: −$1,269
• − Insurance: −$900
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$5,233
• Taxable loss: −$3,094
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $782/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

+210.7% since first listed

7 events — show timeline

• 2026-05-19 Relisted — Hive MLS
• 2026-05-19 Relisted — AMLS
• 2026-05-14 Pending — Hive MLS
• 2026-05-14 Pending — AMLS
• 2026-05-11 Listed $179,900 AMLS
• 2026-05-11 Listed $179,900 Hive MLS
• 1987-04-01 Sold (Public Records) $57,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,269 · +8.5% YoY. Source: county tax records.