243 Johnson Rd · Belvedere, SC 29841

$104,900

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 6 Days on market

Built 1972 0.53 ac lot Est $193k · 46% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of North Augusta, this 3 bedroom, 2 bathroom home is packed with potential and ready for the right buyer to bring it back to life! Investor special being sold cash only. Featuring a walk-out basement that could easily be finished for additional living space, this diamond in the rough offers endless possibilities. Great opportunity to build equity and customize to your vision. Property is being sold as-is. No power is currently connected to home, so please bring a flashlight for showings. Don't miss the chance to transform this fixer-upper into something special!

Key facts

• Walk-out basement
• 0.53 acre lot
• Garage

Tags

• WALK-OUT BASEMENT
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Attached garage (1 car) — total 1 parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level / single-story; Entry level: 1
• Construction: Brick construction (see remarks); Slab foundation (and other foundation types indicated)
• Exterior features: Front porch; Fencing: Other; Shingle roof; Has a view; Paved road frontage on city street and state road

Interior

• Kitchen: Dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Concrete; Wood; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Entrance foyer; Full unfinished basement with interior entry and walk-out access
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).

Location & tenants

• Location reads 60/100 on livability (#225 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities 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: Mossy Creek Elementary (math 38% / reading 42%, grade F, #292 of 597 statewide, top 49%, 642 students, 100% FRL); Paul Knox Middle (math 32% / reading 43%, grade F, #90 of 229 statewide, top 42%, 683 students, 48% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL).
• Market conditions: Rents rising (+3.9%/yr); 361 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $725 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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, 63% 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 $104,900

Questions for the listing agent

1. Built in 1972 — 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.10%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $192,793
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Oakdale Ave	0.15mi	3/2.0	1,380 (-0%)	13mo	$230,000	$167	82
119 Frances Dr	0.51mi	3/1.5	1,354 (-2%)	2mo	$169,900	$125	69
131 Elizabeth Ave	0.40mi	3/2.0	1,492 (+8%)	10mo	$205,000	$137	61
106 Dundee Dr	0.60mi	3/1.0	1,215 (-12%)	1mo	$148,400	$122	47
131 Rita Ave	0.36mi	4/2.0 (+1)	1,500 (+8%)	24mo	$215,000	$143	45
666 Hampton Cir	0.65mi	4/2.0 (+1)	1,584 (+14%)	14mo	$220,000	$139	30

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: 18.5%
• Equity multiple: 1.76×
• Total profit: $22,280
• Equity at exit: $15,641

10-year hold

• IRR: 27.6%
• Equity multiple: 3.55×
• Total profit: $74,902
• Equity at exit: $9,070

Cash invested: $29,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $590

Break-even live

Break-even rent $979

Max offer price $104,900

Occupancy floor 61%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5371 Montana Loop North Augusta, SC	4.0	2.5	1811	$1,995	$1.10	21d	1	0.61mi
524 Laverne Ave North Augusta, SC	3.0	1.5	1200	$1,350	$1.12	14d	1	1.26mi
166 Hampton Wills Dr North Augusta, SC	3.0	2.5	1663	$1,925	$1.16	23d	1	1.31mi
400 Swiss St North Augusta, SC	1.0–2.0	1.0	845	$999	$1.18	23d	1	1.49mi

Listing history 4 events

1. 2026-05-22
   status Pending

   Show marketing remark (589 chars)

   Located in the heart of North Augusta, this 3 bedroom, 2 bathroom home is packed with potential and ready for the right buyer to bring it back to life! Investor special being sold cash only. Featuring a walk-out basement that could easily be finished for additional living space, this diamond in the rough offers endless possibilities. Great opportunity to build equity and customize to your vision. Property is being sold as-is. No power is currently connected to home, so please bring a flashlight for showings. Don't miss the chance to transform this fixer-upper into something special!

2. 2026-05-22
   historical Active Under Contract 589-char remark

   Show marketing remark (589 chars)

   Located in the heart of North Augusta, this 3 bedroom, 2 bathroom home is packed with potential and ready for the right buyer to bring it back to life! Investor special being sold cash only. Featuring a walk-out basement that could easily be finished for additional living space, this diamond in the rough offers endless possibilities. Great opportunity to build equity and customize to your vision. Property is being sold as-is. No power is currently connected to home, so please bring a flashlight for showings. Don't miss the chance to transform this fixer-upper into something special!

3. 2026-05-16
   listed $104,900 Active

   Show marketing remark (589 chars)

   Located in the heart of North Augusta, this 3 bedroom, 2 bathroom home is packed with potential and ready for the right buyer to bring it back to life! Investor special being sold cash only. Featuring a walk-out basement that could easily be finished for additional living space, this diamond in the rough offers endless possibilities. Great opportunity to build equity and customize to your vision. Property is being sold as-is. No power is currently connected to home, so please bring a flashlight for showings. Don't miss the chance to transform this fixer-upper into something special!

4. 2026-05-16
   listed $104,900 Active 589-char remark

   Show marketing remark (589 chars)

   Located in the heart of North Augusta, this 3 bedroom, 2 bathroom home is packed with potential and ready for the right buyer to bring it back to life! Investor special being sold cash only. Featuring a walk-out basement that could easily be finished for additional living space, this diamond in the rough offers endless possibilities. Great opportunity to build equity and customize to your vision. Property is being sold as-is. No power is currently connected to home, so please bring a flashlight for showings. Don't miss the chance to transform this fixer-upper into something special!

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,154 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,708
• − Mortgage interest: −$5,876
• − Property taxes: −$2,154
• − Insurance: −$524
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$3,052
• Taxable income: $5,789
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $5,690/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 — Belvedere

• Score: 60/100
• State rank: #225
• US rank: #18932

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belvedere, SC
• County: Aiken County · 116,534 people
• City population: 32,409
• 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

4 events — show timeline

• 2026-05-22 Pending — Hive MLS
• 2026-05-22 Contingent — AMLS
• 2026-05-16 Listed $104,900 AMLS
• 2026-05-16 Listed $104,900 Hive MLS

Property tax history

+12.7%/yr

Latest (2025): $2,154 · +375.6% YoY. Source: county tax records.