2195 Joyner Pond Rd · Aiken, SC 29803

$192,500

3 bd · 2.5 ba · 2,016 sqft · Manufactured public records · 112 Days on market

Manufactured home Built 1997 2.30 ac lot

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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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to country living, not far from town. This is a 3 bedroom, 2.5 bath split floor plan home with endless possibilities. It is situated on 2.3 acres of unrestricted land where the possibilities are yours to dream. Would you like a few farm animals, or to just be away from the hustle and bustle of the city life? This home is for you. It is being sold as is so you will be able to put your touch on it as well. Schedule your showing today!!

Key facts

• Split floor plan
• Unrestricted land
• 2.3 acre lot

Tags

• UNRESTRICTED LAND
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Horses allowed on the property
• HOA & community: No community features listed

Exterior

• Parking: Driveway
• Utilities: Private well water; Septic tank sewer; Electricity available; Other utilities
• Home design: Manufactured on land residential property; One story
• Construction: Construction materials: see remarks; Foundation: other; Roof: see remarks; Built area above grade: 2,016 (above-grade finished area)
• Exterior features: Front porch; Deck; Fenced yard; Wooded lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Flooring details: see remarks
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Propane heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Walk-in closets; Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $192k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (32.1% below list).
• Recommended offer: $131k (32.1% below list) — sets the bar for 1% rule.

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: Oakwood-Windsor Elementary (math 32% / reading 27%, grade F, #399 of 597 statewide, top 69%, 431 students, 100% FRL); M. B. Kennedy Middle (math 27% / reading 41%, grade F, #110 of 229 statewide, top 49%, 643 students, 51% FRL); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 514 active listings in the ZIP; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $192k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,781 (32.1% 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 112 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.62%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.11×
• Total profit: $-48,191
• Equity at exit: $28,702

10-year hold

• IRR: -19.0%
• Equity multiple: -0.08×
• Total profit: $-58,191
• Equity at exit: $16,644

Cash invested: $53,900 (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 29803

• Rents YoY: 4.4%
• Active inventory: 514
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$1,009
• Tax est. 1.5%: −$241 /mo · $2,888/yr
• Insurance: −$80
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-297

Break-even live

Break-even rent $1,684

Max offer price $149,501

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-231	+0% $-297	+5% $-364	+10% $-430
Rent	-10% $-400	-5% $-349	+0% $-297	+5% $-245	+10% $-194
Rate	-1.0pp $-200	-0.5pp $-248	base $-297	+0.5pp $-347	+1.0pp $-398

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $192,500 Active 112 DOM
2. 2026-06-18
   days on market $192,500 Active 109 DOM
3. 2026-06-17
   days on market $192,500 Active 108 DOM
4. 2026-06-16
   days on market $192,500 Active 107 DOM
5. 2026-06-15
   days on market $192,500 Active 106 DOM
6. 2026-06-14
   days on market $192,500 Active 104 DOM
7. 2026-06-13
   days on market $192,500 Active 103 DOM
8. 2026-06-10
   days on market $192,500 Active 101 DOM
9. 2026-06-09
   days on market $192,500 Active 100 DOM
10. 2026-06-08
    days on market $192,500 Active 99 DOM
11. 2026-06-07
    days on market $192,500 Active 98 DOM
12. 2026-06-03
    days on market $192,500 Active 94 DOM
13. 2026-06-02
    days on market $192,500 Active 93 DOM
14. 2026-06-01
    days on market $192,500 Active 92 DOM
15. 2026-05-31
    days on market $192,500 Active 91 DOM
16. 2026-05-30
    days on market $192,500 Active 90 DOM
17. 2026-03-22
    price $192,500
18. 2026-03-02
    listed $197,500 Active
19. 2025-03-20
    soldstatus $115,000
20. 1997-10-08
    soldstatus $14,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,694
• − Mortgage interest: −$10,783
• − Property taxes: −$2,888
• − Insurance: −$962
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$5,600
• Taxable loss: −$7,050
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $-1,874/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): 40,699
• Household income: $86,023
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 641.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -221.02%
• Current HPI: 231.6908
• Rent YoY: ▲ 4.43%
• 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

+1275.0% since first listed

4 events — show timeline

• 2026-03-22 Price Changed $192,500 AMLS
• 2026-03-02 Listed $197,500 AMLS
• 2025-03-20 Sold (Public Records) $115,000 Public Records
• 1997-10-08 Sold (Public Records) $14,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $172 · +0.0% YoY. Source: county tax records.