1131 Terrace Cir · North Augusta, SC 29841

$239,800

4 bd · 2.0 ba · 1,795 sqft · SingleFamily public records · 10 Days on market

Built 1968 0.35 ac lot Est $318k · 25% 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all brick home with over 2000 sq ft has been beautifully remodeled with 4 bedrooms and 3 full baths! The open space as you enter this home greets you with refinished hardwood floors, new lighting, fresh paint and a great view to the spacious great room with new carpet. 3 guest bedrooms feature hardwood floors and one includes a private en-suite with amazing tiled shower. The owner bedroom is tucked away in the back of the home and boasts a very large walk-in closet and private bath with walk-in shower and double vanity. The updated kitchen includes tiled backsplash, new cabinets with soft close feature, granite counters and new stainless appliances. Additional updates to this home include vinyl siding and painted exterior. A single carport, fenced back yard, covered porch with side deck and storage building complete this house just waiting for someone to make it home! Close proximity to downtown, schools and community park.

Key facts

• Double vanity
• Private guest suite
• All brick home

Tags

• ALL BRICK HOME
• SPLIT BEDROOM FLOOR PLAN
• PRIVATE GUEST SUITE
• LARGE WALK IN CLOSET
• DOUBLE VANITY
• WALK IN SHOWER

Property features AI

Finance

• Other: Located in the Crestland subdivision; Road frontage on city street and state road; Zoned CITY

Exterior

• Parking: Attached covered parking; Carport (1 space)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One story with entry at first level; Residential property
• Construction: Brick and frame construction; Composition roof; Other foundation
• Exterior features: Covered front porch; Side porch; Partial fencing in back yard (wrought iron); Level lot; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Total of 8 rooms in the home (bedrooms and living areas included)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: See remarks noted by the listing; Accessible full bathroom
• Laundry & utility: Washer; Dryer; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $192k (20.1% below list).
• Recommended offer: $192k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: North Augusta Elementary (math 45% / reading 46%, grade D-, #221 of 597 statewide, top 37%, 690 students, 34% FRL); North Augusta Middle (math 35% / reading 45%, grade F, #78 of 229 statewide, top 35%, 616 students, 43% 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 51% 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); 363 active listings in the ZIP; 1 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 32% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y ago 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

• 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 $191,633 (20.1% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $317,715
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Womrath Rd	0.41mi	4/2.0	1,672 (-7%)	2mo	$322,000	$193	68
1684 Womrath Rd	0.44mi	4/2.0	1,672 (-7%)	13mo	$329,975	$197	58
1180 Norman St	0.30mi	3/2.0 (-1)	1,526 (-15%)	1mo	$235,000	$154	56
818 Hillside Dr	0.23mi	3/2.0 (-1)	1,578 (-12%)	11mo	$280,000	$177	54
800 Seymour Dr	0.19mi	3/1.5 (-1)	1,539 (-14%)	20mo	$175,000	$114	44

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-31,620
• Equity at exit: $35,755

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-13,230
• Equity at exit: $20,734

Cash invested: $67,144 (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: 363
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $87

Break-even live

Break-even rent $1,807

Max offer price $239,800

Occupancy floor 90%

Sensitivity live

Price	-10% $222	-5% $155	+0% $87	+5% $19	+10% $-49
Rent	-10% $-65	-5% $11	+0% $87	+5% $162	+10% $238
Rate	-1.0pp $207	-0.5pp $148	base $87	+0.5pp $25	+1.0pp $-39

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: $59,950
• Closing costs: $7,194
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	23d	1	0.34mi

Listing history 8 events

1. 2026-06-21
   days on market $239,800 Active 10 DOM
2. 2026-06-18
   days on market $239,800 Active 7 DOM
3. 2026-06-17
   days on market $239,800 Active 6 DOM
4. 2026-06-16
   days on market $239,800 Active 5 DOM
5. 2026-06-15
   days on market $239,800 Active 4 DOM
6. 2026-06-14
   days on market $239,800 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $239,800 Active 1 DOM

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$530/yr (+$44/mo · 63.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 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: $22,996
• − Mortgage interest: −$13,433
• − Property taxes: −$837
• − Insurance: −$1,199
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$6,976
• Taxable loss: −$3,128
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $1,791/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

+1898.3% since first listed

15 events — show timeline

• 2026-06-11 Listed $239,800 Hive MLS
• 2024-02-16 Rental Removed $1,695 AUGUSTAMLS
• 2024-01-27 Listed for Rent $1,695 AUGUSTAMLS
• 2021-09-21 Sold (Public Records) $209,000 Public Records
• 2021-09-17 Sold (MLS) $209,000 Hive MLS
• 2021-09-17 Sold (MLS) $209,000 Hive MLS
• 2021-07-08 Listed $214,900 Hive MLS
• 2021-07-08 Listed $214,900 Hive MLS
• 2021-04-14 Sold (Public Records) $100,000 Public Records
• 2021-03-30 Sold (MLS) $100,000 Hive MLS
• 2021-03-30 Sold (MLS) $100,000 Hive MLS
• 2021-03-11 Listed $110,000 Hive MLS
• 2021-03-11 Listed $110,000 Hive MLS
• 2000-03-31 Sold (Public Records) $33,000 Public Records
• 1992-08-01 Sold (Public Records) $12,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $837 · +0.0% YoY. Source: county tax records.