226 Williamsburg St NE · Aiken, SC 29801

$198,000

3 bd · 2.0 ba · 1,439 sqft · SingleFamily · 114 Days on market

Built 2003 Good condition 9,583 sqft lot Est $207k · 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 +13.0/30.0
• ARV discount +9.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Heritage Pointe is a newly developed affordable housing community, offered in accordance with the 2025 HUD Income Limits. This beautifully updated home features an open-concept floor plan with split, spacious living areas, soaring ceilings, and an open kitchen and breakfast area. Brand new roof, HVAC, and water heater. Recent renovations include fresh interior paint, luxury vinyl plank flooring throughout, brand new appliances - including a side-by-side refrigerator - and new hardware and fixtures. Conveniently located near downtown dining and shopping, with easy access to I-20, this property offers both comfort and convenience.

Key facts

• Brand new appliances
• Brand new roof
• Recent renovations

Tags

• OPEN-CONCEPT FLOOR PLAN
• BRAND NEW ROOF
• BRAND NEW APPLIANCES
• RECENT RENOVATIONS
• EASY ACCESS TO I-20

Property features AI

Finance

• Other: Property listed as residential single-family; Lot is level with paved, concrete road access
• HOA & community: Community features: Other

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding construction; Slab foundation; Other roof type
• Exterior features: Porch; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Range / Cooktop; Microwave; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-11 ($-137/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (13.3% below list).
• Recommended offer: $172k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in Aiken — 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 67/100 on livability (#93 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime 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: Chukker Creek Elementary (math 51% / reading 55%, grade C, #138 of 597 statewide, top 24%, 664 students, 30% FRL); Schofield Middle (math 18% / reading 30%, grade F, #167 of 229 statewide, top 74%, 401 students, 100% FRL); Aiken High (math 19% / reading 84%, grade D+, #146 of 196 statewide, top 75%, 1,195 students, 100% FRL) — zoned schools average 77% FRL vs 54% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 522 active listings in the ZIP; 12 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).
• This rent runs 35% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k 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 114 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $171,762 (13.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $207,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Barnwell Ave NE	0.03mi	3/2.0	1,388 (-4%)	2mo	$195,000	$140	91
920 Barnwell Ave NE	0.03mi	4/2.0 (+1)	1,399 (-3%)	1mo	$205,000	$147	88
112 Backwoods Ln NE	0.08mi	3/2.0	1,366 (-5%)	10mo	$395,000	$289	80
20 Roosevelt Ct NE	0.59mi	3/2.0	1,439 (0%)	3mo	$194,500	$135	70
615 Carver Ter	0.58mi	3/2.0	1,388 (-4%)	7mo	$190,500	$137	61
50 Roosevelt Ct NE	0.57mi	4/2.0 (+1)	1,399 (-3%)	6mo	$200,000	$143	59
649 Carver Ter	0.61mi	3/2.0	1,388 (-4%)	13mo	$197,000	$142	55
824 SE Boundary Ave	0.61mi	2/2.0 (-1)	1,560 (+8%)	4mo	$680,000	$436	49
547 Gwinnett St NE	0.50mi	3/1.0	1,250 (-13%)	2mo	$100,000	$80	49
1405 Thorpe Ln Ln SE	0.61mi	3/2.0	1,284 (-11%)	6mo	$184,900	$144	48
1021 Colleton Ave SE	0.52mi	2/1.5 (-1)	1,240 (-14%)	6mo	$385,000	$310	41
413 Union St NE	0.55mi	2/2.0 (-1)	1,302 (-10%)	16mo	$230,000	$177	40

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-29,152
• Equity at exit: $29,522

10-year hold

• IRR: -2.6%
• Equity multiple: 0.81×
• Total profit: $-10,666
• Equity at exit: $17,119

Cash invested: $55,440 (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 29801

• Rents YoY: 5.1%
• Active inventory: 522
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-11

Break-even live

Break-even rent $1,732

Max offer price $196,348

Occupancy floor 96%

Sensitivity live

Price	-10% $125	-5% $57	+0% $-11	+5% $-80	+10% $-148
Rent	-10% $-147	-5% $-79	+0% $-11	+5% $56	+10% $124
Rate	-1.0pp $88	-0.5pp $39	base $-11	+0.5pp $-63	+1.0pp $-115

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Williamsburg St Aiken, SC	2.0	1.0	1043	$1,050	$1.01	15d	1	0.20mi
206 Sumter St SE Aiken, SC	2.0	2.0	1118	$2,200	$1.97	25d	1	0.42mi
524 Colleton Ave SE Aiken, SC	2.0	2.0	1411	$1,695	$1.20	15d	1	0.53mi
126 Park Ave SE Unit C Aiken, SC	2.0	2.0	1224	$1,900	$1.55	15d	1	0.71mi
337 E Boundary Ave SE Aiken, SC	2.0	1.0	1185	$1,750	$1.48	23d	1	0.71mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	23d	1	0.89mi
461 E Boundary Ave SE Aiken, SC	2.0	2.0	1500	$2,100	$1.40	25d	1	0.90mi
1445 Lyon Dr SE Apt 3 Aiken, SC	2.0	1.0	1330	$895	$0.67	25d	1	1.08mi
566 Newberry St Aiken, SC	2.0	1.0	1236	$3,000	$2.43	15d	1	1.25mi
301 Jehossee Dr SE Aiken, SC	3.0	2.0	1437	$1,590	$1.11	23d	1	1.42mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	25d	1	1.44mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	25d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $198,000 Active 114 DOM
2. 2026-06-18
   days on market $198,000 Active 111 DOM
3. 2026-06-17
   days on market $198,000 Active 110 DOM
4. 2026-06-16
   days on market $198,000 Active 109 DOM
5. 2026-06-15
   days on market $198,000 Active 108 DOM
6. 2026-06-14
   days on market $198,000 Active 106 DOM
7. 2026-06-13
   days on market $198,000 Active 105 DOM
8. 2026-06-10
   days on market $198,000 Active 103 DOM
9. 2026-06-09
   days on market $198,000 Active 102 DOM
10. 2026-06-08
    days on market $198,000 Active 101 DOM
11. 2026-06-07
    days on market $198,000 Active 100 DOM
12. 2026-06-03
    days on market $198,000 Active 96 DOM
13. 2026-06-02
    days on market $198,000 Active 95 DOM
14. 2026-06-01
    days on market $198,000 Active 94 DOM
15. 2026-05-31
    days on market $198,000 Active 93 DOM
16. 2026-05-30
    days on market $198,000 Active 92 DOM
17. 2026-02-27
    listed $198,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $20,611
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$5,760
• Taxable loss: −$3,497
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $702/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with recent updates, offering a move-in-ready experience. It's located in a desirable neighborhood with easy access to amenities.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Aiken

• Score: 67/100
• State rank: #93
• US rank: #10443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aiken, SC
• County: Aiken County · 116,534 people
• City population: 71,807
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 31,108
• Household income: $59,573
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1260.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -278.52%
• Current HPI: 173.7944
• Rent YoY: ▲ 5.06%
• 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

1 event — show timeline

• 2026-02-27 Listed $198,000 AMLS