675 Downstream Ct · Aiken, SC 29801

$234,990

4 bd · 2.5 ba · 2,002 sqft · SingleFamily · 41 Days on market

Built 2026 Excellent condition 5,227 sqft lot Garage $25/mo HOA · 1% of rent ↓ 18% since listing

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Model 2002 B1 - Sequoia 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 secondary bedrooms, a full bathroom, and the laundry room complete this level, offering space and functionality for the entire household. Known for providing the lowest price and price per square foot, National Homecorp is here to help you get more home for your money! SELLER-Paid Closing Costs: Enjoy up to 3% closing cost contribution when you use NHC lender and our preferred title company.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $234,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,441.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (8.8% below list).
• Recommended offer: $214k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% 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: Graniteville Elementary (math 27%, 377 students, 100% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 610 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 41 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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 (8.8% 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 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.0

CMA / ARV

• ARV (median comp): $282,441
• List price: $234,990
• Delta: -16.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5892 Cobalt Falls Bnd	0.15mi	4/2.5	2,075 (+4%)	4mo	$249,990	$120	84
7136 Foggy River Dr	0.21mi	4/2.5	1,967 (-2%)	7mo	$274,400	$140	81
7158 Foggy River Dr	0.22mi	4/2.5	1,923 (-4%)	8mo	$269,900	$140	76
852 Silent Barge Cv	0.12mi	3/2.5 (-1)	1,883 (-6%)	10mo	$258,290	$137	71
920 Silent Barge Cv	0.08mi	4/2.5	1,783 (-11%)	9mo	$254,900	$143	71
438 Narrow Bridge Ct	0.14mi	5/2.5 (+1)	2,230 (+11%)	4mo	$279,900	$126	66
438 Narrow Bridge Ct	0.14mi	5/2.5 (+1)	2,230 (+11%)	4mo	$279,900	$126	66
127 English Oak Ln	0.44mi	4/2.0	1,816 (-9%)	1mo	$349,000	$192	61
246 NW Shingle Oak Garden Gdn	0.53mi	4/2.0	1,852 (-8%)	9mo	$274,990	$148	53
3499 NW Tanbark Oak Ln	0.40mi	5/3.0 (+1)	2,273 (+14%)	0mo	$274,990	$121	51
3690 NW Tanbark Oak Ln	0.48mi	5/3.0 (+1)	2,273 (+14%)	0mo	$307,490	$135	48
220 NW Shingle Oak Garden Gdn	0.50mi	5/3.0 (+1)	2,273 (+14%)	3mo	$279,990	$123	45

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: -21.3%
• Equity multiple: 0.25×
• Total profit: $-59,277
• Equity at exit: $42,113

10-year hold

• IRR: -10.6%
• Equity multiple: 0.30×
• Total profit: $-55,318
• Equity at exit: $24,420

Cash invested: $79,083 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 63 active · 25 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $274,000 ($135/sqft)
• Median days on market: 89 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29801

• Rents YoY: 5.1%
• Active inventory: 610
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,481
• Tax est. 1.5%: −$353 /mo · $4,237/yr
• Insurance: −$118
• HOA: −$25
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-284

Break-even live

Break-even rent $2,502

Max offer price $241,341

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-186	+0% $-284	+5% $-382	+10% $-479
Rent	-10% $-453	-5% $-369	+0% $-284	+5% $-199	+10% $-115
Rate	-1.0pp $-142	-0.5pp $-212	base $-284	+0.5pp $-357	+1.0pp $-432

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: $70,610
• Closing costs: $8,473
• Club membership (one-time): —
• 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	72d	1	0.14mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	72d	1	0.17mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	72d	1	0.20mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	63d	1	0.22mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	63d	1	0.24mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	63d	1	0.55mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	63d	1	1.41mi

Property features AI

Finance

• Other: Subdivision: Rivers CrossingDirections provided
• HOA & community: Homeowners association with $300 annual fee (about $25/month)

Exterior

• Parking: Attached garage2 garage spacesDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerUnderground utilitiesElectricity availableCable availableWater availableSewer available
• Home design: Single family residenceNew constructionTwo storiesBuilt by National HomeCorpEntry on main level
• Construction: Frame construction with vinyl sidingShingle roofSlab foundationHome warranty included
• Exterior features: PatioLevel, landscaped lotAsphalt road access

Interior

• Kitchen: DishwasherRangeMicrowave
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump heating (electric)Central electric cooling
• Interior features: Walk-in closetsKitchen islandEat-in kitchenPantrySmoke detectors
• Laundry & utility: Washer hookupElectric dryer hookupElectric water heater

Listing history 29 events

1. 2026-07-22
   days on market $234,990 Active 41 DOM
2. 2026-07-21
   days on market $234,990 Active 40 DOM
3. 2026-07-18
   days on market $234,990 Active 37 DOM
4. 2026-07-16
   days on market $234,990 Active 35 DOM
5. 2026-07-16
   days on market $234,990 Active 34 DOM
6. 2026-07-14
   days on market $234,990 Active 33 DOM
7. 2026-07-14
   days on market $234,990 Active 32 DOM
8. 2026-07-12
   days on market $234,990 Active 31 DOM
9. 2026-07-11
   days on market $234,990 Active 30 DOM
10. 2026-07-10
    days on market $234,990 Active 29 DOM
11. 2026-07-09
    days on market $234,990 Active 28 DOM
12. 2026-07-08
    days on market $234,990 Active 27 DOM
13. 2026-07-07
    days on market $234,990 Active 26 DOM
14. 2026-07-06
    days on market $234,990 Active 25 DOM
15. 2026-07-05
    days on market $234,990 Active 24 DOM
16. 2026-07-04
    days on market $234,990 Active 23 DOM
17. 2026-07-03
    days on market $234,990 Active 22 DOM
18. 2026-07-02
    days on market $234,990 Active 21 DOM
19. 2026-07-01
    price $234,990 Active 20 DOM
20. 2026-07-01
    days on market $239,900 Active 20 DOM
21. 2026-06-30
    days on market $239,900 Active 19 DOM
22. 2026-06-29
    days on market $239,900 Active 18 DOM
23. 2026-06-28
    days on market $239,900 Active 17 DOM
24. 2026-06-28
    days on market $239,900 Active 16 DOM
25. 2026-06-27
    days on market $239,900 Active 15 DOM

    Show marketing remark (1081 chars)

    Model 2002 B1 - Sequoia 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 secondary bedrooms, a full bathroom, and the laundry room complete this level, offering space and functionality for the entire household. Known for providing the lowest price and price per square foot, National Homecorp is here to help you get more home for your money! SELLER-Paid Closing Costs: Enjoy up to 3% closing cost contribution when you use NHC lender and our preferred title company.

26. 2026-06-25
    status $239,900 Active 13 DOM
27. 2026-05-15
    listed $239,900 Active
28. 2026-03-12
    price $254,990
29. 2026-03-05
    price $285,990

ⓘ 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: −$15,821
• − Property taxes: −$4,237
• − Insurance: −$1,412
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − HOA: −$300
• − Depreciation: −$8,216
• Taxable loss: −$8,386
• Est. tax savings @ 24.0%: +$2,013
• After-tax cash flow: $-1,396/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.

Condition & rehab AI · 5 photos

Excellent 100/100 None rehab

This move-in-ready home is in excellent condition with modern finishes and a spacious layout. It offers a great opportunity for an investor looking to maximize both resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive to potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can improve the home's value and appeal to potential buyers/tenants. ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Graniteville Elementary Middle Leavelle Mccampbell Middle F SC #162/229 Nat'l #10,204/14,009 High Midland Valley High C SC #120/196 Nat'l #4,077/17,239

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

C Composite livability gradescore 67/100

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 · 178,003 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: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Subdivision: Rivers CrossingDirections provided
• HOA & community: Homeowners association with $300 annual fee (about $25/month)

Exterior

• Parking: Attached garage2 garage spacesDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerUnderground utilitiesElectricity availableCable availableWater availableSewer available
• Home design: Single family residenceNew constructionTwo storiesBuilt by National HomeCorpEntry on main level
• Construction: Frame construction with vinyl sidingShingle roofSlab foundationHome warranty included
• Exterior features: PatioLevel, landscaped lotAsphalt road access

Interior

• Kitchen: DishwasherRangeMicrowave
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump heating (electric)Central electric cooling
• Interior features: Walk-in closetsKitchen islandEat-in kitchenPantrySmoke detectors
• Laundry & utility: Washer hookupElectric dryer hookupElectric water heater

Price history

-17.8% since first listed

12 events — show timeline

• 2026-06-27 Price Changed $234,990 Zillow
• 2026-06-24 Relisted — AMLS
• 2026-06-24 Price Changed $230,990 Zillow
• 2026-06-09 Relisted — Zillow
• 2026-05-28 Pending — AMLS
• 2026-05-23 Delisted — Zillow
• 2026-05-15 Listed $239,900 AMLS
• 2026-05-14 Price Changed $239,990 Zillow
• 2026-04-23 Price Changed $242,990 Zillow
• 2026-04-07 Listed $254,990 Zillow
• 2026-03-12 Price Changed $254,990 AMLS
• 2026-03-05 Price Changed $285,990 AMLS