659 Downstream Ct · Aiken, SC 29801

$252,990

4 bd · 2.5 ba · 2,002 sqft · SingleFamily · 106 Days on market

Built 2026 6,098 sqft lot ↓ 16% since listing

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

* Move In READY!! * The Sequoia Plan from our Freedom Series is a spacious 2-story home featuring 4 bedrooms, 2.5 bathrooms, and 2,002 square feet of living space, complete with a 2-car garage. Upon entering the home, you'll pass the staircase to the upper level and a convenient half bathroom before arriving at the open-concept living area. The family room flows effortlessly into the kitchen, which boasts an angled island that overlooks the dining area. This layout is perfect for family gatherings and everyday living. The upper level is designed with comfort and convenience in mind. The primary suite features a walk-in closet and a private bathroom for your retreat. Three se

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Subdivision: Rivers Crossing; Directions: Richland Ave W, Right on Old Powderhouse Rd, Left into Rivers Crossing, Right on Downstream. Convenient location minutes from downtown Aiken, close to shopping, dining and major roadways.
• HOA & community: No community features listed

Exterior

• Parking: Attached garage; Driveway; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Underground utilities; Cable available; Electricity available
• Home design: Single family residence; Two levels; New construction; Residential property
• Construction: Frame construction with vinyl siding; Shingle roof; Slab foundation; Built by National HomeCorp; Home warranty included
• Exterior features: Patio; Level lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating (electric); Central electric air conditioning
• Interior features: Kitchen island; Eat-in kitchen; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $252,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,290.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (15.3% below list).
• Recommended offer: $214k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Aiken — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Aiken Elementary (math 34% / reading 40%, grade F, #315 of 597 statewide, top 55%, 524 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 100% FRL vs 54% district-wide (46 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 43% 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 $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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

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 $214,285 (15.3% 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 106 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $290,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7136 Foggy River Dr	0.21mi	4/2.5	1,967 (-2%)	6mo	$274,400	$140	82
471 Narrow Bridge Ct	0.14mi	4/2.5	1,894 (-5%)	14mo	$283,100	$149	73
438 Narrow Bridge Ct	0.14mi	5/2.5 (+1)	2,230 (+11%)	2mo	$279,900	$126	67
438 Narrow Bridge Ct	0.14mi	5/2.5 (+1)	2,230 (+11%)	2mo	$279,900	$126	67
234 NW Shingle Oak Garden Gdn	0.51mi	4/3.0	1,998 (-0%)	10mo	$289,990	$145	66
9111 NW Wafer Ash Bnd	0.50mi	4/3.0	1,998 (-0%)	11mo	$289,990	$145	65
9222 Wafer Ash Bnd NW	0.46mi	4/2.5	1,889 (-6%)	11mo	$284,900	$151	60
246 NW Shingle Oak Garden Gdn	0.52mi	4/2.0	1,852 (-8%)	8mo	$274,990	$148	55
7033 Mongolian Oak Dr NW	0.38mi	3/2.5 (-1)	1,823 (-9%)	11mo	$280,000	$154	54
220 NW Shingle Oak Garden Gdn	0.50mi	5/3.0 (+1)	2,273 (+14%)	1mo	$279,990	$123	46
5125 Needle Palm Rd NW	0.43mi	3/2.5 (-1)	1,795 (-10%)	15mo	$264,900	$148	46
9212 Wafer Ash Bnd NW	0.47mi	5/3.0 (+1)	2,225 (+11%)	13mo	$319,900	$144	42

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: -21.9%
• Equity multiple: 0.23×
• Total profit: $-62,427
• Equity at exit: $43,283

10-year hold

• IRR: -11.4%
• Equity multiple: 0.26×
• Total profit: $-60,522
• Equity at exit: $25,099

Cash invested: $81,281 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,522
• Tax est. 1.5%: −$363 /mo · $4,354/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-313

Break-even live

Break-even rent $2,539

Max offer price $244,958

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-213	+0% $-313	+5% $-414	+10% $-514
Rent	-10% $-483	-5% $-398	+0% $-313	+5% $-229	+10% $-144
Rate	-1.0pp $-167	-0.5pp $-239	base $-313	+0.5pp $-388	+1.0pp $-465

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: $72,572
• Closing costs: $8,709
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	25d	1	0.14mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	25d	1	0.17mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	25d	1	0.20mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	15d	1	0.22mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	15d	1	0.24mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	15d	1	0.55mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	15d	1	1.41mi

Listing history 7 events

1. 2026-06-21
   days on market $252,990 Active 106 DOM
2. 2026-06-18
   days on market $252,990 Active 103 DOM
3. 2026-06-17
   status $252,990 Active 102 DOM
4. 2026-05-03
   status Pending
5. 2026-03-12
   price $252,990
6. 2026-03-05
   price $284,990
7. 2026-01-21
   listed $299,988 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 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: $25,714
• − Mortgage interest: −$16,261
• − Property taxes: −$4,354
• − Insurance: −$1,451
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$8,445
• Taxable loss: −$8,911
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,621/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): 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

-15.7% since first listed

4 events — show timeline

• 2026-05-03 Pending — AMLS
• 2026-03-12 Price Changed $252,990 AMLS
• 2026-03-05 Price Changed $284,990 AMLS
• 2026-01-21 Listed $299,988 AMLS