308 Belvedere Clearwater Rd · Belvedere, SC 29841

$386,000

8 bd · 2.0 ba · 2,394 sqft · MultiFamily public records · 30 Days on market

Built 1965 0.33 ac lot

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 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: 2 units. confirmed

Listing remarks

Investment Opportunity! A FULLY LEASED Four-Unit income property in North Augusta, SC is now available. This is a true income-producing investment property, consisting of four rental units currently 100% occupied, delivering immediate in-place cash flow in a strong rental location just minutes from Downtown North Augusta, SC and Downtown Augusta, GA. The property includes a duplex at 308 Belvedere Clearwater Road, Units A (2 beds & 1 bath) & B (3 beds & 2 baths) along with two detached rental units behind the duplex on the same parcel, BUT with their own addresses, 312 and 314 Verdery Street, creating a great unit mix that supports consistent tenant demand and long-term st

Key facts

• Furnished unit
• Income property
• Recent improvements

Tags

• INCOME PROPERTY
• DUPLEX
• DETACHED RENTAL UNITS
• TENANTS PAY UTILITIES
• FURNISHED UNIT
• RECENT IMPROVEMENTS

Property features AI

Finance

• Other: Zoned for multi-family use
• Financial info: Multiple income units with stated actual rents: 1BR units ($700 and $737), 2BR unit ($1,145), 3BR unit ($1,445)
• HOA & community: Property is part of a homeowners association; Located in the Heritage subdivision

Exterior

• Parking: Total of 4 parking spaces; 4-car garage
• Security: Smoke detectors installed
• Utilities: Public water; Public sewer
• Home design: Residential income property (quadruplex); Single-story building; Wood siding exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Chain-link partial backyard fencing; Property has a view; Sidewalks and street lights in the community

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: Multiple units including one-bedroom, two-bedroom, and three-bedroom units
• Flooring: Flooring details not specified
• Bathrooms: Bathrooms present in each unit
• Heating & cooling: Electric heating; Cooling provided by wall/window units and multiple unit systems
• Interior features: General interior features available
• Laundry & utility: In-unit or on-site laundry not specified

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $386k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive. Per door: $136/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (5.7% below list).
• Recommended offer: $364k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#225 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities 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: Belvedere Elementary (math 48% / reading 50%, grade D, #187 of 597 statewide, top 32%, 625 students, 39% FRL); Paul Knox Middle (math 32% / reading 43%, grade F, #90 of 229 statewide, top 42%, 683 students, 48% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL).
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 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 (+3.9%/yr); 361 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• At $3,639/mo this rent would consume 61% of the median local household income ($72k/yr) (locally 870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 30 days — a 2% lower offer ($380k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $33k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $386k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $363,900 (5.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. 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?
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 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: 0.94% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-41,766
• Equity at exit: $57,554

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $493
• Equity at exit: $33,374

Cash invested: $108,080 (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 29841

• Rents YoY: 3.9%
• Active inventory: 361
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $3,639 medium
• Mortgage (P&I): −$2,024
• Tax from tax record: −$418 /mo · $5,019/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $272

Break-even live

Break-even rent $3,295

Max offer price $386,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$3,638
Total (2 units)			$3,639

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: $96,500
• Closing costs: $11,580
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   statusdays on market $386,000 Pending 30 DOM
2. 2026-06-10
   days on market $386,000 Active 29 DOM
3. 2026-06-09
   days on market $386,000 Active 28 DOM
4. 2026-06-08
   days on market $386,000 Active 27 DOM
5. 2026-06-07
   days on market $386,000 Active 26 DOM
6. 2026-06-03
   days on market $386,000 Active 22 DOM
7. 2026-06-02
   days on market $386,000 Active 21 DOM
8. 2026-06-01
   days on market $386,000 Active 20 DOM
9. 2026-05-30
   days on market $386,000 Active 19 DOM
10. 2026-05-12
    price $386,000
11. 2026-05-11
    historical
12. 2026-04-21
    price $409,000
13. 2026-03-18
    listed $419,000 Active
14. 2026-03-18
    listed $409,000 Active
15. 2026-02-04
    status Active
16. 2026-01-28
    status Pending
17. 2026-01-28
    historical
18. 2026-01-28
    historical
19. 2025-09-30
    listed $419,000 Active
20. 2025-09-30
    listed $419,000
21. 2022-06-27
    soldstatus $135,000
22. 2015-11-23
    soldstatus $68,500

ⓘ 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: $5,019 · $418/mo
• Projected year-2 tax: $5,019 · $418/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $43,668
• − Mortgage interest: −$21,622
• − Property taxes: −$5,019
• − Insurance: −$1,930
• − Repairs & maintenance: −$3,493
• − Management: −$3,493
• − Depreciation: −$11,229
• Taxable loss: −$3,119
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $4,007/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 — Belvedere

• Score: 60/100
• State rank: #225
• US rank: #18932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belvedere, SC
• County: Aiken County · 116,534 people
• City population: 32,409
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 32,342
• Household income: $71,606
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 870.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada, Guatemala, Jamaica
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -180.37%
• Current HPI: 237.1442
• Rent YoY: ▲ 3.94%
• 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

+463.5% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $386,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-21 Price Changed $409,000 Hive MLS
• 2026-03-18 Listed $419,000 Hive MLS
• 2026-03-18 Listed $409,000 Hive MLS
• 2026-02-04 Relisted — Hive MLS
• 2026-01-28 Pending — Hive MLS
• 2026-01-28 Listing Removed — Hive MLS
• 2026-01-28 Listing Removed — Hive MLS
• 2025-09-30 Listed $419,000 Hive MLS
• 2025-09-30 Listed $419,000 Hive MLS
• 2022-06-27 Sold (Public Records) $135,000 Public Records
• 2015-11-23 Sold (Public Records) $68,500 Public Records

Property tax history

+13.1%/yr

Latest (2025): $5,019 · +8.1% YoY. Source: county tax records.