175 Zenith Dr · Beech Island, SC 29842

$165,000

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records

Built 1992 0.68 ac lot Est $134k · 23% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Entered for Comparison * * * Welcome home to this charming 3-bedroom, 1-bath retreat nestled on a spacious half-acre lot in a quiet, peaceful neighborhood just minutes from downtown Augusta. Thoughtfully updated with a new HVAC system and roof in 2023, this home offers both comfort and peace of mind. Step inside to find laminate flooring throughout and a cozy living area featuring a gas log fireplace--perfect for relaxing on cool evenings. The spacious eat-in kitchen provides a welcoming space for everyday meals and gatherings, with a convenient laundry closet nearby. The upgraded bathroom adds a modern touch, while the primary bedroom offers two closets for ample storage. Outside, you'll appreciate the private drive, brand-new carport, and large outbuilding, offering plenty of room for storage, hobbies, or workspace. With its inviting atmosphere, thoughtful updates, and generous outdoor space, this property is the perfect place to call home.

Key facts

• 0.68 acre lot
• Garage
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.1% vs local median 3.1% in Beech Island — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Redcliffe Elementary (math 41% / reading 37%, grade F, #301 of 597 statewide, top 51%, 631 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.
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+13 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: 137 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $134,330
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5022 Pinnacle Ct	0.07mi	3/1.0	1,016 (+1%)	8mo	$115,000	$113	90
601 Louise Dr. Dr	0.15mi	3/1.0	961 (-5%)	12mo	$148,045	$154	75
118 Cary Dr	0.31mi	3/1.5	1,037 (+3%)	15mo	$28,500	$27	66
419 Ron Rd	0.36mi	3/1.5	1,130 (+12%)	2mo	$170,000	$150	59
516 Old Trail Road Rd	0.27mi	3/1.0	1,130 (+12%)	15mo	$150,000	$133	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,781
• Equity at exit: $24,602

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $11,233
• Equity at exit: $14,266

Cash invested: $46,200 (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 29842

• Home prices YoY: -26.2%
• Active inventory: 137
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $250

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $364	-5% $307	+0% $250	+5% $193	+10% $136
Rent	-10% $111	-5% $181	+0% $250	+5% $320	+10% $389
Rate	-1.0pp $333	-0.5pp $292	base $250	+0.5pp $207	+1.0pp $164

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-23
   soldstatus $155,000 Closed 967-char remark

   Show marketing remark (967 chars)

   * * * Entered for Comparison * * * Welcome home to this charming 3-bedroom, 1-bath retreat nestled on a spacious half-acre lot in a quiet, peaceful neighborhood just minutes from downtown Augusta. Thoughtfully updated with a new HVAC system and roof in 2023, this home offers both comfort and peace of mind. Step inside to find laminate flooring throughout and a cozy living area featuring a gas log fireplace--perfect for relaxing on cool evenings. The spacious eat-in kitchen provides a welcoming space for everyday meals and gatherings, with a convenient laundry closet nearby. The upgraded bathroom adds a modern touch, while the primary bedroom offers two closets for ample storage. Outside, you'll appreciate the private drive, brand-new carport, and large outbuilding, offering plenty of room for storage, hobbies, or workspace. With its inviting atmosphere, thoughtful updates, and generous outdoor space, this property is the perfect place to call home.

2. 2026-05-23
   listed $165,000 Active 967-char remark

   Show marketing remark (967 chars)

   * * * Entered for Comparison * * * Welcome home to this charming 3-bedroom, 1-bath retreat nestled on a spacious half-acre lot in a quiet, peaceful neighborhood just minutes from downtown Augusta. Thoughtfully updated with a new HVAC system and roof in 2023, this home offers both comfort and peace of mind. Step inside to find laminate flooring throughout and a cozy living area featuring a gas log fireplace--perfect for relaxing on cool evenings. The spacious eat-in kitchen provides a welcoming space for everyday meals and gatherings, with a convenient laundry closet nearby. The upgraded bathroom adds a modern touch, while the primary bedroom offers two closets for ample storage. Outside, you'll appreciate the private drive, brand-new carport, and large outbuilding, offering plenty of room for storage, hobbies, or workspace. With its inviting atmosphere, thoughtful updates, and generous outdoor space, this property is the perfect place to call home.

3. 2026-04-10
   status Pending
4. 2026-04-10
   historical
5. 2026-04-09
   historical
6. 2026-03-27
   listed $165,000 Active
7. 2026-03-27
   listed $165,000
8. 1992-07-01
   soldstatus $49,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $21,120
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$4,800
• Taxable income: $398
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,906/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 — Beech Island

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Beech Island, SC
• Population (ZIP): 7,727

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 0.63)
• Race & ethnicity: White 51% Black 31% Two or more races 14% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 7% 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: ▼ -60.87%
• Current HPI: 171.2168
• 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

+236.7% since first listed

8 events — show timeline

• 2026-05-23 Listed $165,000 AMLS
• 2026-05-23 Sold (MLS) $155,000 AMLS
• 2026-04-10 Pending — Hive MLS
• 2026-04-10 Listing Removed — Hive MLS
• 2026-04-09 Listing Removed — Hive MLS
• 2026-03-27 Listed $165,000 Hive MLS
• 2026-03-27 Listed $165,000 Hive MLS
• 1992-07-01 Sold (Public Records) $49,000 Public Records

Property tax history

-6.9%/yr

Latest (2025): $128 · +0.0% YoY. Source: county tax records.