Athens 2 Bedroom Plan · North Augusta, SC 29860

$210,000

2 bd · 2.5 ba · 1,162 sqft · Townhouse · 229 Days on market

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Athens 2 Bedroom Townhome plan by Ivey Homes features open living on the first floor with the kitchen flowing into the dining room and living room and flows right out to a private lanai. The second floor features the master suite and a second bedroom, both with their own bathrooms and walk in closets. The Athens 2 Bedroom Townhome is a perfect mix of comfort, convenience, and luxury with very low maintenance. * Actual construction may vary from plan shown. Please consult working drawings to view elevation and floor plan to be built and designer selections to determine material and colors. * Video represents floorplan only used in a similar product. Options shown are determined per sales

Key facts

• Master suite
• Walk in closets
• Private lanai

Tags

• PRIVATE LANAI
• MASTER SUITE
• WALK IN CLOSETS

Property features AI

Finance

• Financial info: List price $210,000

Exterior

• Utilities: Electric heating and cooling
• Home design: Single-story new construction plan
• Construction: Living area approximately 1162; Plan inventory type
• Exterior features: Composition roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Electric forced-air heating with heat pump; Central air conditioning
• Interior features: Plan: Athens 2 Bedroom

🏗️ New construction. The $210,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $223,104.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-73 ($-873/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (11.4% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 366 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

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.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% 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 229 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $223,104
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1092 Primrose Dr Unit 26c	0.16mi	2/2.0	1,230 (+6%)	4mo	$229,900	$187	78
1087 Primrose Dr Unit 18d	0.16mi	2/2.0	1,230 (+6%)	5mo	$236,000	$192	77
1094 Primrose Dr Unit 26b	0.16mi	2/2.0	1,230 (+6%)	5mo	$229,900	$187	77
1093 Primrose Dr Unit 17c	0.16mi	2/2.0	1,230 (+6%)	10mo	$236,500	$192	73
1081 Primrose Dr Unit 18A	0.16mi	2/2.0	1,230 (+6%)	12mo	$244,000	$198	71
1095 Primrose Dr Unit 17D	0.16mi	2/2.0	1,230 (+6%)	12mo	$240,000	$195	71
1089 Primrose Dr Unit 17A	0.16mi	2/2.0	1,230 (+6%)	13mo	$239,900	$195	70
1020 Primrose Dr Unit 16c	0.16mi	2/2.0	1,230 (+6%)	18mo	$231,500	$188	66

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-40,757
• Equity at exit: $33,266

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-41,342
• Equity at exit: $19,290

Cash invested: $62,469 (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 29860

• Home prices YoY: -18.9%
• Active inventory: 366
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,170
• Tax est. 1.5%: −$279 /mo · $3,347/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-73

Break-even live

Break-even rent $1,952

Max offer price $212,579

Occupancy floor 99%

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: $55,776
• Closing costs: $6,693
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hampton Dr North Augusta, SC	3.0	2.5	1490	$1,924	$1.29	23d	1	0.07mi
4416 Beautiful Pond Park North Augusta, SC	3.0	3.0	1341	$1,850	$1.38	21d	1	0.65mi
242 Haley Dr North Augusta, SC	2.0	2.0	1134	$1,375	$1.21	14d	1	1.31mi
205 Haley Dr North Augusta, SC	2.0	2.0	1400	$1,400	$1.00	14d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $210,000 Active 229 DOM
2. 2026-06-17
   days on market $210,000 Active 228 DOM
3. 2026-06-16
   days on market $210,000 Active 227 DOM
4. 2026-06-15
   days on market $210,000 Active 226 DOM
5. 2026-06-14
   days on market $210,000 Active 224 DOM
6. 2026-06-13
   days on market $210,000 Active 223 DOM
7. 2026-06-10
   days on market $210,000 Active 221 DOM
8. 2026-06-09
   days on market $210,000 Active 220 DOM
9. 2026-06-08
   days on market $210,000 Active 219 DOM
10. 2026-06-07
    days on market $210,000 Active 218 DOM
11. 2026-06-05
    days on market $210,000 Active 215 DOM
12. 2026-06-03
    days on market $210,000 Active 214 DOM
13. 2026-06-02
    days on market $210,000 Active 213 DOM
14. 2026-06-01
    days on market $210,000 Active 212 DOM
15. 2026-05-31
    days on market $210,000 Active 211 DOM
16. 2026-05-30
    days on market $210,000 Active 210 DOM

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $22,315
• − Mortgage interest: −$12,497
• − Property taxes: −$3,347
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,490
• Taxable loss: −$4,705
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $256/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 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: Edgefield County · 18,201 people
• City population: 50,543
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 18,201
• Household income: $97,268
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 114.0

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.23%
• Current HPI: 253.9451
• Rent YoY: —
• 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