1060 Willow Woods Dr · Aiken, SC 29803

$299,900

3 bd · 2.5 ba · 2,238 sqft · MultiFamily public records · 41 Days on market

Built 1997 0.52 ac lot $29/mo HOA · 2% of rent

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to Willow Woods, one of Aiken's most desirable communities! This well maintained 4-bedroom, 2-bath home offers the perfect blend of comfort, space, and convenience. Step inside to find hardwood floors and a spacious family room featuring a cozy fireplace. This home is ideal for relaxing or entertaining. The kitchen is both functional and inviting with a snack bar, ample counter space, and all appliances included, flowing seamlessly into a bright, sunny breakfast room. The owner's suite provides a private retreat with a walk-in closet and en-suite bath complete with a garden tub, separate shower, and double vanity. Downstairs, you'll find the 4th bedroom that could easily serve as a bonus room, along with an oversized flex/storage space perfect for hobbies, a home gym, or extra storage. Outside, enjoy a large backyard with plenty of room to play or entertain, plus a storage building that remains. A 2-car garage adds even more convenience. Located just minutes from shopping, schools, Citizens Park, and everything Aiken has to offer! This home checks all the boxes. Don't miss your opportunity to make it yours!

Key facts

• Ample counter space
• Walk-in closet
• En-suite bath

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• AMPLE COUNTER SPACE
• BRIGHT SUNNY BREAKFAST ROOM
• WALK-IN CLOSET
• EN-SUITE BATH

Property features AI

Finance

• Other: Subdivision: Willow Woods; Directions: Banks Mill Road SE to Willow Woods Subdivision at Old Stone Lane, right onto Willow Woods Drive at first stop sign, 3rd home on the right.
• HOA & community: Homeowners association with an annual fee of $350 (about $29.17/month)

Exterior

• Parking: Attached garage (2 spaces); Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-family residence; Two levels; Facing information not provided
• Construction: Brick and vinyl siding exterior; Composition roof; Slab foundation; Built area above grade: 2,238
• Exterior features: Deck; Storm doors; Shed on property; Sprinklers in front and rear; Landscaped yard; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Ceramic tile; Laminate; Vinyl; Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Breakfast bar; Insulated windows; Gas fireplace in family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% 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: East Aiken School of The Arts (math 40% / reading 43%, grade F, #269 of 597 statewide, top 46%, 539 students, 100% FRL); Aiken Intermediate (math 19%, 466 students, 100% FRL); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% 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); 514 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $9k 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 + 4.4% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $135k; list at $300k implies a 122% 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; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-3,581
• Equity at exit: $44,716

10-year hold

• IRR: 9.9%
• Equity multiple: 1.81×
• Total profit: $67,715
• Equity at exit: $25,930

Cash invested: $83,972 (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: 514
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,082 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$125
• HOA: −$29
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $638

Break-even live

Break-even rent $2,274

Max offer price $299,900

Occupancy floor 74%

Sensitivity live

Price	-10% $808	-5% $723	+0% $638	+5% $553	+10% $468
Rent	-10% $395	-5% $516	+0% $638	+5% $760	+10% $882
Rate	-1.0pp $789	-0.5pp $714	base $638	+0.5pp $560	+1.0pp $481

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,082
Total (2 units)			$3,082

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
839 Speckled Teal Path Aiken, SC	3.0	2.0	1648	$2,335	$1.42	15d	1	0.43mi
2211 Powderhouse Rd SE Aiken, SC	4.0	3.0	1702	$1,900	$1.12	22d	1	0.85mi
26 Erskine Ln Aiken, SC	4.0	3.0	2129	$2,300	$1.08	25d	1	1.14mi
3009 Stanhope Dr Aiken, SC	3.0	2.5	2156	$1,995	$0.93	25d	1	1.20mi
3020 Stanhope Dr Aiken, SC	2.0	2.0	1440	$1,850	$1.28	25d	1	1.22mi
173 Tahoe Dr Aiken, SC	4.0	2.5	2223	$2,300	$1.03	25d	1	1.38mi
150 Kirkwood Dr Aiken, SC	3.0	2.0	1600	$2,250	$1.41	15d	1	1.47mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: gym

Listing history 23 events

1. 2026-06-21
   days on market $299,900 Active 41 DOM
2. 2026-06-18
   days on market $299,900 Active 38 DOM
3. 2026-06-17
   days on market $299,900 Active 37 DOM
4. 2026-06-16
   days on market $299,900 Active 36 DOM
5. 2026-06-15
   price $299,900 Active 35 DOM
6. 2026-06-15
   days on market $309,900 Active 35 DOM
7. 2026-06-14
   days on market $309,900 Active 33 DOM
8. 2026-06-13
   days on market $309,900 Active 32 DOM
9. 2026-06-10
   days on market $309,900 Active 30 DOM
10. 2026-06-09
    days on market $309,900 Active 29 DOM
11. 2026-06-09
    days on marketlisting id $309,900 Active 28 DOM
12. 2026-06-08
    days on market $309,900 Active 37 DOM
13. 2026-06-07
    days on market $309,900 Active 36 DOM
14. 2026-06-03
    days on market $309,900 Active 32 DOM
15. 2026-06-02
    days on market $309,900 Active 31 DOM
16. 2026-06-01
    days on market $309,900 Active 30 DOM
17. 2026-05-31
    days on market $309,900 Active 29 DOM
18. 2026-05-30
    days on market $309,900 Active 28 DOM
19. 2026-05-11
    historical
20. 2026-05-02
    listed $309,900 Active

    Show marketing remark (1133 chars)

    Welcome to Willow Woods, one of Aiken's most desirable communities! This well maintained 4-bedroom, 2-bath home offers the perfect blend of comfort, space, and convenience. Step inside to find hardwood floors and a spacious family room featuring a cozy fireplace. This home is ideal for relaxing or entertaining. The kitchen is both functional and inviting with a snack bar, ample counter space, and all appliances included, flowing seamlessly into a bright, sunny breakfast room. The owner's suite provides a private retreat with a walk-in closet and en-suite bath complete with a garden tub, separate shower, and double vanity. Downstairs, you'll find the 4th bedroom that could easily serve as a bonus room, along with an oversized flex/storage space perfect for hobbies, a home gym, or extra storage. Outside, enjoy a large backyard with plenty of room to play or entertain, plus a storage building that remains. A 2-car garage adds even more convenience. Located just minutes from shopping, schools, Citizens Park, and everything Aiken has to offer! This home checks all the boxes. Don't miss your opportunity to make it yours!

21. 2026-05-02
    listed $309,900 Active

    Show marketing remark (1133 chars)

    Welcome to Willow Woods, one of Aiken's most desirable communities! This well maintained 4-bedroom, 2-bath home offers the perfect blend of comfort, space, and convenience. Step inside to find hardwood floors and a spacious family room featuring a cozy fireplace. This home is ideal for relaxing or entertaining. The kitchen is both functional and inviting with a snack bar, ample counter space, and all appliances included, flowing seamlessly into a bright, sunny breakfast room. The owner's suite provides a private retreat with a walk-in closet and en-suite bath complete with a garden tub, separate shower, and double vanity. Downstairs, you'll find the 4th bedroom that could easily serve as a bonus room, along with an oversized flex/storage space perfect for hobbies, a home gym, or extra storage. Outside, enjoy a large backyard with plenty of room to play or entertain, plus a storage building that remains. A 2-car garage adds even more convenience. Located just minutes from shopping, schools, Citizens Park, and everything Aiken has to offer! This home checks all the boxes. Don't miss your opportunity to make it yours!

22. 2026-05-02
    listed $309,900 Active 1133-char remark

    Show marketing remark (1133 chars)

    Welcome to Willow Woods, one of Aiken's most desirable communities! This well maintained 4-bedroom, 2-bath home offers the perfect blend of comfort, space, and convenience. Step inside to find hardwood floors and a spacious family room featuring a cozy fireplace. This home is ideal for relaxing or entertaining. The kitchen is both functional and inviting with a snack bar, ample counter space, and all appliances included, flowing seamlessly into a bright, sunny breakfast room. The owner's suite provides a private retreat with a walk-in closet and en-suite bath complete with a garden tub, separate shower, and double vanity. Downstairs, you'll find the 4th bedroom that could easily serve as a bonus room, along with an oversized flex/storage space perfect for hobbies, a home gym, or extra storage. Outside, enjoy a large backyard with plenty of room to play or entertain, plus a storage building that remains. A 2-car garage adds even more convenience. Located just minutes from shopping, schools, Citizens Park, and everything Aiken has to offer! This home checks all the boxes. Don't miss your opportunity to make it yours!

23. 1998-02-18
    soldstatus $134,900

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$869/yr (+$72/mo · 103.5%)

ⓘ 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 5/10 Major
• 🌡 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: $36,984
• − Mortgage interest: −$16,799
• − Property taxes: −$840
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,959
• − Management: −$2,959
• − HOA: −$348
• − Depreciation: −$8,724
• Taxable income: $2,855
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $6,972/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

+129.7% since first listed

5 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-02 Listed $309,900 Hive MLS
• 2026-05-02 Listed $309,900 AMLS
• 2026-05-02 Listed $309,900 Hive MLS
• 1998-02-18 Sold (Public Records) $134,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $840 · +0.0% YoY. Source: county tax records.