158 Sharyn Ln · Aiken, SC 29803

$139,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 265 Days on market

Built 1977 0.31 ac lot Est $178k · 22% under

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute ranch with 1 car garage. Laminate flooring throughout interior. Spacious living room that is open to kitchen. 2 nice sized bedrooms. Bathroom with tub/shower. Fenced backyard. Patio. Close proximity to all the southside has to offer.

Key facts

• Laminate flooring
• Fenced backyard
• 0.31 acre lot

Tags

• LAMINATE FLOORING
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Rear chain-link fence

Interior

• Kitchen: Laminate flooring; Refrigerator; Free-standing range
• Bedrooms: Main-level primary bedroom with ceiling fan, private closet, and laminate floors; Second bedroom with private closet and laminate floors
• Flooring: Laminate floors throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan; Free-standing range; Electric water heater; Refrigerator
• Laundry & utility: Electric laundry hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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 $135k (2.8% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Millbrook Elementary (math 42% / reading 44%, grade F, #250 of 597 statewide, top 42%, 661 students, 38% FRL); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL).
• Zoned-school proficiency averages 54% at this address vs 38% district-wide (+16 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 fast (+4.4%/yr); 515 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $961 of loan paydown is wiped out by about $4k 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 265 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $139k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $177,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
898 Brunswick Ln	0.28mi	2/1.0	833 (+4%)	11mo	$155,000	$186	71
900 Brunswick Ln	0.27mi	2/1.0	899 (+12%)	4mo	$199,500	$222	63

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,488
• Equity at exit: $20,725

10-year hold

• IRR: 6.0%
• Equity multiple: 1.48×
• Total profit: $18,519
• Equity at exit: $12,018

Cash invested: $38,920 (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 29803

• Rents YoY: 4.4%
• Active inventory: 515
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$729
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $206

Break-even live

Break-even rent $1,090

Max offer price $139,000

Occupancy floor 80%

Sensitivity live

Price	-10% $284	-5% $245	+0% $206	+5% $166	+10% $127
Rent	-10% $99	-5% $152	+0% $206	+5% $259	+10% $312
Rate	-1.0pp $276	-0.5pp $241	base $206	+0.5pp $170	+1.0pp $133

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Roses Run Aiken, SC	2.0–3.0	2.0	1025	$1,124	$1.10	15d	10	0.38mi
4285 Julep Way SW Aiken, SC	2.0	1.0–2.0	825	$2,093	$2.54	15d	28	0.72mi
111 Smallridge St Aiken, SC	3.0	1.0	1032	$1,500	$1.45	15d	1	0.88mi
1030 Carriage Dr Unit D Aiken, SC	2.0	1.0	957	$1,100	$1.15	22d	1	0.88mi
107 Raintree Ct Aiken, SC	2.0	2.0	1092	$1,800	$1.65	22d	1	0.89mi
209 Silver Bluff Rd Aiken, SC	1.0	1.0	962	$1,250	$1.30	15d	1	0.96mi
3000 London Ct Aiken, SC	1.0–2.0	1.0–2.0	855	$1,255	$1.47	24d	3	1.02mi
3400 London Ct SW Unit 203 3400-203 Aiken, SC	2.0	2.0	985	$1,155	$1.17	24d	1	1.03mi
3301 London Ct SW Apt 201 Aiken, SC	2.0	2.0	985	$1,300	$1.32	22d	1	1.04mi
111 Bennington Ln Aiken, SC	2.0	2.0	1092	$1,400	$1.28	15d	1	1.06mi
650 Silver Bluff Rd Aiken, SC	1.0–3.0	1.0–2.0	894	$1,329	$1.49	15d	15	1.09mi
130 Bennington Ln Aiken, SC	2.0	2.0	1046	$1,275	$1.22	24d	1	1.10mi
704 Maple St Aiken, SC	3.0	1.0	1045	$1,250	$1.20	15d	1	1.14mi
304 Shadowood Pl Aiken, SC	2.0–3.0	1.5–2.5	1050	$1,299	$1.24	15d	6	1.19mi
118 Riverbirch Dr Aiken, SC	2.0	1.5	1072	$1,050	$0.98	24d	1	1.25mi
101 Greengate Cir Aiken, SC	1.0–3.0	1.0–2.0	950	$1,412	$1.49	15d	10	1.28mi
100 Cody Ln Aiken, SC	2.0–3.0	2.0–2.5	1163	$1,126	$0.97	15d	11	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $139,000 Active 265 DOM
2. 2026-06-18
   days on market $139,000 Active 262 DOM
3. 2026-06-17
   days on market $139,000 Active 261 DOM
4. 2026-06-16
   days on market $139,000 Active 260 DOM
5. 2026-06-15
   days on market $139,000 Active 259 DOM
6. 2026-06-14
   days on market $139,000 Active 257 DOM
7. 2026-06-13
   days on market $139,000 Active 256 DOM
8. 2026-06-10
   days on market $139,000 Active 254 DOM
9. 2026-06-09
   days on market $139,000 Active 253 DOM
10. 2026-06-08
    days on market $139,000 Active 252 DOM
11. 2026-06-07
    days on market $139,000 Active 251 DOM
12. 2026-06-03
    days on market $139,000 Active 247 DOM
13. 2026-06-02
    days on market $139,000 Active 246 DOM
14. 2026-06-01
    days on market $139,000 Active 245 DOM
15. 2026-05-31
    days on market $139,000 Active 244 DOM
16. 2026-05-30
    days on market $139,000 Active 243 DOM
17. 2026-04-30
    price $139,000
18. 2026-04-29
    price $139,000 238-char remark

    Show marketing remark (238 chars)

    Cute ranch with 1 car garage. Laminate flooring throughout interior. Spacious living room that is open to kitchen. 2 nice sized bedrooms. Bathroom with tub/shower. Fenced backyard. Patio. Close proximity to all the southside has to offer.

19. 2026-02-11
    price $148,000
20. 2026-02-10
    price $148,000 238-char remark

    Show marketing remark (238 chars)

    Cute ranch with 1 car garage. Laminate flooring throughout interior. Spacious living room that is open to kitchen. 2 nice sized bedrooms. Bathroom with tub/shower. Fenced backyard. Patio. Close proximity to all the southside has to offer.

21. 2025-09-29
    listed $150,000 Active 238-char remark

    Show marketing remark (238 chars)

    Cute ranch with 1 car garage. Laminate flooring throughout interior. Spacious living room that is open to kitchen. 2 nice sized bedrooms. Bathroom with tub/shower. Fenced backyard. Patio. Close proximity to all the southside has to offer.

22. 2025-09-29
    listed $150,000 Active

    Show marketing remark (238 chars)

    Cute ranch with 1 car garage. Laminate flooring throughout interior. Spacious living room that is open to kitchen. 2 nice sized bedrooms. Bathroom with tub/shower. Fenced backyard. Patio. Close proximity to all the southside has to offer.

23. 1989-02-01
    soldstatus $37,000
24. 1977-06-01
    soldstatus $14,500

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $895 · $75/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $16,211
• − Mortgage interest: −$7,786
• − Property taxes: −$895
• − Insurance: −$695
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$4,044
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,422/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 — 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

• County: Aiken County · 116,534 people
• City population: 71,807
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 40,699
• Household income: $86,023
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 641.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -221.02%
• Current HPI: 231.6908
• Rent YoY: ▲ 4.43%
• 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

+858.6% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $139,000 Consolidated MLS
• 2026-04-29 Price Changed $139,000 AMLS
• 2026-02-11 Price Changed $148,000 Consolidated MLS
• 2026-02-10 Price Changed $148,000 AMLS
• 2025-09-29 Listed $150,000 AMLS
• 2025-09-29 Listed $150,000 Consolidated MLS
• 1989-02-01 Sold (Public Records) $37,000 Public Records
• 1977-06-01 Sold (Public Records) $14,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $895 · +9.6% YoY. Source: county tax records.