1519 Summerhill Rd · North Augusta, SC 29841

$125,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records

Built 1975 Fair condition 0.28 ac lot ↓ 42% since listing

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location Location! This brick home is ideally situated near all amenities in North Augusta. Large Country Kitchen and separate Dining Room. Den with bay window opens to a deck with a fenced yard. Bathrooms are vintage tile! Think ''Save the Pink Bathroom''! The home boasts hardwood floors. You can't beat this location! Right off Knox Ave. in North Augusta close to lots of shopping and restaurants.

Key facts

• 0.28 acre lot
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.5% 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); 363 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 4y ago; this cycle's ask has dropped $34k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $291,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Hillside Dr	0.33mi	3/2.0	1,578 (-2%)	11mo	$280,000	$177	72
1180 Norman St	0.65mi	3/2.0	1,526 (-5%)	0mo	$235,000	$154	61
518 Ridgecliff Ct	0.61mi	3/2.0	1,683 (+5%)	3mo	$308,000	$183	61
1964 Bunting Dr	0.57mi	4/2.0 (+1)	1,672 (+4%)	4mo	$311,900	$187	59
1602 Womrath Rd	0.63mi	4/2.0 (+1)	1,672 (+4%)	2mo	$322,000	$193	57
2110 Vireo Dr	0.73mi	4/2.0 (+1)	1,586 (-1%)	6mo	$273,000	$172	53
1822 Lowe St	0.48mi	3/2.5	1,437 (-11%)	11mo	$288,000	$200	49
200 Atlantis Ave	0.50mi	3/2.0	1,848 (+15%)	8mo	$335,000	$181	45
1828 Marion Ave	0.72mi	3/2.5	1,807 (+12%)	1mo	$307,000	$170	43
1799 Womrath Rd	0.60mi	3/2.0	1,376 (-14%)	7mo	$294,000	$214	42
211 W Hugh St	0.66mi	2/3.0 (-1)	1,432 (-11%)	5mo	$175,000	$122	38
1818 Marion Ave Ave	0.71mi	3/1.5	1,827 (+14%)	8mo	$255,000	$140	35

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $9,151
• Equity at exit: $18,638

10-year hold

• IRR: 16.9%
• Equity multiple: 2.46×
• Total profit: $51,082
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$656
• Tax from tax record: −$278 /mo · $3,339/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $433

Break-even live

Break-even rent $1,248

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $504	-5% $469	+0% $433	+5% $398	+10% $362
Rent	-10% $291	-5% $362	+0% $433	+5% $504	+10% $575
Rate	-1.0pp $496	-0.5pp $465	base $433	+0.5pp $401	+1.0pp $368

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.19mi
560 Hardy Pt North Augusta, SC	2.0	2.0	1170	$1,400	$1.20	22d	1	0.52mi
735 Old Edgefield Rd North Augusta, SC	3.0	1.5	1150	$1,450	$1.26	15d	1	0.70mi
1842 Crossland Ave North Augusta, SC	2.0	1.0	1200	$1,000	$0.83	15d	1	0.82mi
166 Hampton Wills Dr North Augusta, SC	3.0	2.5	1663	$1,925	$1.16	24d	1	1.18mi
29 Pheasant Ct North Augusta, SC	2.0	2.5	1200	$1,450	$1.21	15d	1	1.26mi
822 W Woodlawn Ave North Augusta, SC	4.0	2.0	1742	$2,900	$1.66	22d	1	1.33mi

Listing history 31 events

1. 2026-06-09
   days on marketlisting id $125,000 Pending
2. 2026-04-01
   status Pending

   Show marketing remark (410 chars)

   Location, Location Location! This brick home is ideally situated near all amenities in North Augusta. Large Country Kitchen and separate Dining Room. Den with bay window opens to a deck with a fenced yard. Bathrooms are vintage tile! Think ''Save the Pink Bathroom''! The home boasts hardwood floors. You can't beat this location! Right off Knox Ave. in North Augusta close to lots of shopping and restaurants.

3. 2026-04-01
   historical 410-char remark

   Show marketing remark (410 chars)

   Location, Location Location! This brick home is ideally situated near all amenities in North Augusta. Large Country Kitchen and separate Dining Room. Den with bay window opens to a deck with a fenced yard. Bathrooms are vintage tile! Think ''Save the Pink Bathroom''! The home boasts hardwood floors. You can't beat this location! Right off Knox Ave. in North Augusta close to lots of shopping and restaurants.

4. 2026-03-30
   status Pending
5. 2026-03-26
   historical
6. 2026-03-23
   price $125,000
7. 2026-03-23
   status Active
8. 2026-03-22
   price $125,000
9. 2026-03-10
   status Active
10. 2026-03-08
    status Pending
11. 2026-03-05
    historical Active Under Contract
12. 2026-02-25
    price $145,000
13. 2026-02-24
    price $145,000
14. 2026-02-04
    status Active
15. 2026-02-04
    status Active
16. 2026-01-29
    status Pending
17. 2026-01-29
    historical Active Under Contract
18. 2026-01-13
    price $155,000
19. 2026-01-13
    price $155,000
20. 2026-01-08
    status Active
21. 2025-12-19
    historical Active Under Contract
22. 2025-12-09
    listed $159,000 Active

    Show marketing remark (410 chars)

    Location, Location Location! This brick home is ideally situated near all amenities in North Augusta. Large Country Kitchen and separate Dining Room. Den with bay window opens to a deck with a fenced yard. Bathrooms are vintage tile! Think ''Save the Pink Bathroom''! The home boasts hardwood floors. You can't beat this location! Right off Knox Ave. in North Augusta close to lots of shopping and restaurants.

23. 2025-12-09
    listed $159,000 Active

    Show marketing remark (410 chars)

    Location, Location Location! This brick home is ideally situated near all amenities in North Augusta. Large Country Kitchen and separate Dining Room. Den with bay window opens to a deck with a fenced yard. Bathrooms are vintage tile! Think ''Save the Pink Bathroom''! The home boasts hardwood floors. You can't beat this location! Right off Knox Ave. in North Augusta close to lots of shopping and restaurants.

24. 2025-12-09
    listed $125,000 410-char remark

    Show marketing remark (410 chars)

    Location, Location Location! This brick home is ideally situated near all amenities in North Augusta. Large Country Kitchen and separate Dining Room. Den with bay window opens to a deck with a fenced yard. Bathrooms are vintage tile! Think ''Save the Pink Bathroom''! The home boasts hardwood floors. You can't beat this location! Right off Knox Ave. in North Augusta close to lots of shopping and restaurants.

25. 2023-01-26
    soldstatus $225,000
26. 2023-01-23
    soldstatus $225,000
27. 2023-01-23
    soldstatus $225,000
28. 2023-01-23
    soldstatus $225,000
29. 2022-11-15
    listed $215,000
30. 2022-09-30
    listed $215,000
31. 2022-09-30
    listed $215,000

ⓘ 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: $3,339 · $278/mo
• Projected year-2 tax: $3,339 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,555
• − Mortgage interest: −$7,002
• − Property taxes: −$3,339
• − Insurance: −$625
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$3,636
• Taxable income: $3,504
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,357/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. It has a good foundation and structure, but the interior and exterior need attention.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Major bathroom fixtures — outdated and in poor condition
• Minor landscaping — overgrown yard needs trimming

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers
• Resale update bathrooms — outdated bathrooms are a turn-off for potential buyers
• Both landscaping and curb appeal — improving the exterior would make the home more appealing to both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
landscaping · overgrown yard needs trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers ↑
• Resale update bathrooms — outdated bathrooms are a turn-off for potential buyers ↑
• Both landscaping and curb appeal — improving the exterior would make the home more appealing to both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-41.9% since first listed

30 events — show timeline

• 2026-04-01 Pending — Hive MLS
• 2026-04-01 Listing Removed — Hive MLS
• 2026-03-30 Pending — AMLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-23 Price Changed $125,000 Hive MLS
• 2026-03-23 Relisted — Hive MLS
• 2026-03-22 Price Changed $125,000 AMLS
• 2026-03-10 Relisted — AMLS
• 2026-03-08 Pending — Hive MLS
• 2026-03-05 Contingent — AMLS
• 2026-02-25 Price Changed $145,000 Hive MLS
• 2026-02-24 Price Changed $145,000 AMLS
• 2026-02-04 Relisted — Hive MLS
• 2026-02-04 Relisted — AMLS
• 2026-01-29 Pending — Hive MLS
• 2026-01-29 Contingent — AMLS
• 2026-01-13 Price Changed $155,000 Hive MLS
• 2026-01-13 Price Changed $155,000 AMLS
• 2026-01-08 Relisted — AMLS
• 2025-12-19 Contingent — AMLS
• 2025-12-09 Listed $159,000 AMLS
• 2025-12-09 Listed $125,000 Hive MLS
• 2025-12-09 Listed $159,000 Hive MLS
• 2023-01-26 Sold (Public Records) $225,000 Public Records
• 2023-01-23 Sold (MLS) $225,000 Hive MLS
• 2023-01-23 Sold (MLS) $225,000 AMLS
• 2023-01-23 Sold (MLS) $225,000 Hive MLS
• 2022-11-15 Listed $215,000 AMLS
• 2022-09-30 Listed $215,000 Hive MLS
• 2022-09-30 Listed $215,000 Hive MLS

Property tax history

+6.3%/yr

Latest (2025): $3,339 · +8.5% YoY. Source: county tax records.