205 E Arlington Hts · North Augusta, SC 29841

$205,000

4 bd · 2.0 ba · 1,825 sqft · SingleFamily public records · 12 Days on market

Built 1955 0.44 ac lot Est $308k · 34% under

---

Why this score? — see what drove the B 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.0/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

Key facts

• 0.44 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Cap rate 9.7% 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.
• 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.
• Market conditions: Rents rising (+3.9%/yr); 361 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $6k 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 + 3.9% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $205,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $308,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Woodlawn Ln	0.25mi	3/2.5 (-1)	1,807 (-1%)	5mo	$280,000	$155	75
165 Spring Oak Ln	0.36mi	4/3.0	1,824 (-0%)	10mo	$230,000	$126	71
200 Atlantis Ave	0.48mi	3/2.0 (-1)	1,848 (+1%)	8mo	$335,000	$181	64
1011 West Ave	0.44mi	3/2.0 (-1)	1,706 (-6%)	1mo	$351,000	$206	63
1012 Marshall Ave	0.23mi	3/2.0 (-1)	1,679 (-8%)	12mo	$238,900	$142	61
511 East Ave	0.49mi	3/2.0 (-1)	1,750 (-4%)	9mo	$285,000	$163	58
1300 Concord Ave	0.44mi	3/2.5 (-1)	1,917 (+5%)	11mo	$350,000	$183	54
806 Lake Ave	0.52mi	3/1.0 (-1)	1,676 (-8%)	8mo	$249,900	$149	47
1008 Fairwood Ave	0.67mi	3/2.0 (-1)	2,051 (+12%)	3mo	$284,440	$139	40
316 W Pine Grove Ave	0.74mi	3/2.5 (-1)	1,720 (-6%)	10mo	$291,000	$169	40
316 W Pine Grove Ave	0.75mi	3/2.5 (-1)	1,720 (-6%)	10mo	$291,000	$169	40
818 Hillside Dr	0.61mi	3/2.0 (-1)	1,578 (-14%)	11mo	$280,000	$177	34

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 · 3.94% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $5,616
• Equity at exit: $30,566

10-year hold

• IRR: 12.9%
• Equity multiple: 2.06×
• Total profit: $60,841
• Equity at exit: $17,725

Cash invested: $57,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $578

Break-even live

Break-even rent $1,520

Max offer price $205,000

Occupancy floor 69%

Sensitivity live

Price	-10% $694	-5% $636	+0% $578	+5% $520	+10% $462
Rent	-10% $400	-5% $489	+0% $578	+5% $666	+10% $755
Rate	-1.0pp $681	-0.5pp $630	base $578	+0.5pp $524	+1.0pp $470

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Lecompte Ave North Augusta, SC	4.0	2.0	1456	$2,000	$1.37	22d	1	0.69mi
822 W Woodlawn Ave North Augusta, SC	4.0	2.0	1742	$2,900	$1.66	22d	1	1.19mi

Listing history 15 events

1. 2026-06-14
   statusdays on market $205,000 Pending 12 DOM
2. 2026-06-13
   days on market $205,000 Active 11 DOM
3. 2026-06-10
   days on market $205,000 Active 9 DOM
4. 2026-06-09
   days on market $205,000 Active 8 DOM
5. 2026-06-08
   days on market $205,000 Active 7 DOM
6. 2026-06-07
   days on market $205,000 Active 6 DOM
7. 2026-06-03
   days on market $205,000 Active 2 DOM
8. 2026-06-01
   statusdays on marketlisting id $205,000 Active 1 DOM
9. 2026-04-01
   status Pending

   Show marketing remark (389 chars)

   All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

10. 2026-04-01
    status Pending

    Show marketing remark (389 chars)

    All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

11. 2026-04-01
    historical

    Show marketing remark (389 chars)

    All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

12. 2026-04-01
    historical 389-char remark

    Show marketing remark (389 chars)

    All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

13. 2026-03-30
    listed $205,000 Active

    Show marketing remark (389 chars)

    All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

14. 2026-03-30
    listed $205,000 389-char remark

    Show marketing remark (389 chars)

    All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

15. 2026-03-30
    listed $205,000 Active

    Show marketing remark (389 chars)

    All brick ranch home with a pool in a can't miss location! Already boasting a beautifully landscaped front yard and a new roof (2024) this 4 bed, 1.5 bath has endless potential. The brick shop has plumbing and electricity and is waiting to be your dream man cave, she shed, or pool entertainment space. Opportunity awaits within walking distance of all downtown North Augusta has to offer!

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$689/yr (+$57/mo · 143.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,007
• − Mortgage interest: −$11,483
• − Property taxes: −$480
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$5,964
• Taxable income: $3,735
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $6,034/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 — 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

• Census place: North Augusta, SC
• County: Aiken County · 116,534 people
• City population: 50,543
• 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

+0.0% since first listed

7 events — show timeline

• 2026-04-01 Pending — Hive MLS
• 2026-04-01 Pending — AMLS
• 2026-04-01 Listing Removed — Hive MLS
• 2026-04-01 Listing Removed — Hive MLS
• 2026-03-30 Listed $205,000 Hive MLS
• 2026-03-30 Listed $205,000 Hive MLS
• 2026-03-30 Listed $205,000 AMLS

Property tax history

+3.3%/yr

Latest (2025): $480 · +0.0% YoY. Source: county tax records.