625 Hutchinson Dr · North Augusta, SC 29841

$65,000

4 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 6 Days on market

Built 1952 0.29 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
• 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

Ranch home in highly poor condition. Basically condemned. Enter with reservation and at own risk. Warning signs on front of house. No warranties or representations

Key facts

• Grocery stores
• Parks
• Schools

Tags

• MINUTES FROM DOWNTOWN AUGUSTA
• AUGUSTA MEDICAL DISTRICT
• GROCERY STORES
• SCHOOLS
• PARKS
• RESTAURANTS

Property features AI

Finance

• Other: Lot is approximately 0.29 acres; Paved road access; No pool
• HOA & community: No community features listed

Exterior

• Parking: Driveway
• Utilities: Public water; Sewer: Other; Utilities: See remarks
• Home design: Single-family residence; One story
• Construction: Wood siding and other exterior materials; Shingle roof; Brick/mortar permanent foundation; Built as residential single family
• Exterior features: Front porch; Patio; Fenced yard; Storage structure

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 6 total rooms (bedrooms included in room count)
• Flooring: Brick
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Range; Refrigerator; Brick flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 25.5% 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; 2 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 + 3.9% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $2k; list at $65k implies a 2500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.88% ✓
• Cap rate: 25.48%
• Cash-on-cash: 68.53%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $195,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Hutchinson Dr	0.00mi	4/2.0	1,304 (0%)	1mo	$65,000	$50	97
1014 Mckenzie St	0.44mi	3/1.5 (-1)	1,298 (-0%)	5mo	$168,750	$130	70
1005 Weston St	0.49mi	4/2.0	1,289 (-1%)	9mo	$179,900	$140	66
1107 Terrace Cir	0.54mi	3/2.0 (-1)	1,365 (+5%)	1mo	$210,000	$154	59
715 Mckenzie End	0.28mi	3/2.0 (-1)	1,350 (+4%)	18mo	$205,000	$152	59
675 Seymour Dr	0.31mi	3/2.0 (-1)	1,272 (-2%)	21mo	$123,500	$97	57
534 Hillcrest Dr	0.29mi	3/2.0 (-1)	1,462 (+12%)	5mo	$250,000	$171	55
512 Hillcrest Ct	0.43mi	3/2.0 (-1)	1,442 (+11%)	3mo	$273,000	$189	52
411 Katherine Ave	0.70mi	3/1.5 (-1)	1,275 (-2%)	12mo	$185,000	$145	49
714 Seymour Dr	0.47mi	3/2.5 (-1)	1,329 (+2%)	23mo	$199,900	$150	47
1130 Terrace Cir	0.59mi	3/1.5 (-1)	1,250 (-4%)	22mo	$208,000	$166	42

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: 69.0%
• Equity multiple: 4.16×
• Total profit: $57,474
• Equity at exit: $9,692

10-year hold

• IRR: 73.4%
• Equity multiple: 8.85×
• Total profit: $142,857
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,039

Break-even live

Break-even rent $557

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,076	-5% $1,058	+0% $1,039	+5% $1,021	+10% $1,003
Rent	-10% $891	-5% $965	+0% $1,039	+5% $1,113	+10% $1,187
Rate	-1.0pp $1,072	-0.5pp $1,056	base $1,039	+0.5pp $1,022	+1.0pp $1,005

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	16d	1	0.35mi
418 Lecompte Ave North Augusta, SC	4.0	2.0	1456	$2,000	$1.37	23d	1	0.85mi

Listing history 12 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   listed $65,000 Active
3. 2010-05-20
   soldstatus $2,500 163-char remark

   Show marketing remark (163 chars)

   Ranch home in highly poor condition. Basically condemned. Enter with reservation and at own risk. Warning signs on front of house. No warranties or representations

4. 2010-05-20
   soldstatus $2,500 163-char remark

   Show marketing remark (163 chars)

   Ranch home in highly poor condition. Basically condemned. Enter with reservation and at own risk. Warning signs on front of house. No warranties or representations

5. 2010-04-19
   listed $2,500 163-char remark

   Show marketing remark (163 chars)

   Ranch home in highly poor condition. Basically condemned. Enter with reservation and at own risk. Warning signs on front of house. No warranties or representations

6. 2010-04-19
   listed $2,500 163-char remark

   Show marketing remark (163 chars)

   Ranch home in highly poor condition. Basically condemned. Enter with reservation and at own risk. Warning signs on front of house. No warranties or representations

7. 2004-05-27
   soldstatus $34,000
8. 2004-04-28
   soldstatus $34,000
9. 2004-04-28
   soldstatus $34,000
10. 2004-04-06
    listed $37,900
11. 2004-04-06
    listed $37,900
12. 1990-06-01
    soldstatus $37,533

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $870 · $72/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 8/10 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: $22,477
• − Mortgage interest: −$3,641
• − Property taxes: −$870
• − Insurance: −$325
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$1,891
• Taxable income: $12,154
• Est. tax owed @ 24.0%: −$2,917
• After-tax cash flow: $9,555/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

• 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

+73.2% since first listed

12 events — show timeline

• 2026-05-18 Pending — AMLS
• 2026-05-12 Listed $65,000 AMLS
• 2010-05-20 Sold (MLS) $2,500 Hive MLS
• 2010-05-20 Sold (MLS) $2,500 Hive MLS
• 2010-04-19 Listed $2,500 Hive MLS
• 2010-04-19 Listed $2,500 Hive MLS
• 2004-05-27 Sold (Public Records) $34,000 Public Records
• 2004-04-28 Sold (MLS) $34,000 Hive MLS
• 2004-04-28 Sold (MLS) $34,000 Hive MLS
• 2004-04-06 Listed $37,900 Hive MLS
• 2004-04-06 Listed $37,900 Hive MLS
• 1990-06-01 Sold (Public Records) $37,533 Public Records

Property tax history

+0.8%/yr

Latest (2025): $870 · +8.4% YoY. Source: county tax records.