3401 Westmont Dr · Aiken, SC 29801

$129,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 66 Days on market

Built 1956 0.26 ac lot Est $122k · 5% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• ARV discount +5.1/15.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home appears to be in good condition structurally and has no major problems that the owner knows of. It was a relatives home, and the current owner has never lived in it. It needs some painting and maybe the floors refinished but otherwise is in good condition. The bathroom appears to be recently renovated. 2 bedrooms, 1 bathroom, laundry room, and big screened porch off the back. Also, has a carport and fenced in yard. Great buy for someone looking for something small and ready to move into! Located close to downtown Aiken.

Key facts

• Trees and shrubs
• Deck in rear
• Eat in kitchen

Tags

• COTTAGE STYLE HOME
• UPDATED KITCHEN
• EAT IN KITCHEN
• DECK IN REAR
• GENEROUS BACKYARD
• TREES AND SHRUBS

Property features AI

Finance

• Other: Property type: Residential, single family; Lot is level and paved access; Lot size approximately 0.26 acres
• HOA & community: No community amenities listed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water (also listed as other); Septic tank (also listed as other); Electricity available; Cable available; Water available
• Home design: Single family residence; One story
• Construction: Aluminum siding; Vinyl siding; Shingle/composition roof; Block foundation; Built on a crawl space
• Exterior features: Porch; Deck; No additional exterior amenities listed

Interior

• Kitchen: Range; Refrigerator; Other appliance(s)
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Wall/window air conditioning units
• Interior features: Ceiling fans; Kitchen island; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.1% in Aiken — 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 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: Aiken Elementary (math 34% / reading 40%, grade F, #315 of 597 statewide, top 55%, 524 students, 100% FRL); Aiken High (math 19% / reading 84%, grade D+, #146 of 196 statewide, top 75%, 1,195 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 521 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $892 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 + 5.1% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Lindsey Dr	0.70mi	2/1.5	884 (+10%)	24mo	$135,000	$153	28
117 Iroquois St	0.73mi	3/1.0 (+1)	900 (+12%)	16mo	$135,000	$150	27

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-825
• Equity at exit: $19,234

10-year hold

• IRR: 11.0%
• Equity multiple: 1.93×
• Total profit: $33,651
• Equity at exit: $11,154

Cash invested: $36,120 (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 29801

• Rents YoY: 5.1%
• Active inventory: 521
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$676
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $271

Break-even live

Break-even rent $1,017

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $344	-5% $307	+0% $271	+5% $234	+10% $198
Rent	-10% $163	-5% $217	+0% $271	+5% $324	+10% $378
Rate	-1.0pp $336	-0.5pp $303	base $271	+0.5pp $237	+1.0pp $203

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Joshua Ln Aiken, SC	2.0	2.0	900	$1,100	$1.22	24d	1	1.00mi
4155 Vaucluse Rd Aiken, SC	2.0–3.0	2.0–3.5	1248	$1,525	$1.22	15d	37	1.14mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	24d	1	1.17mi
1227E University Ln Apt E Aiken, SC	2.0	2.0	1092	$1,500	$1.37	24d	1	1.29mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	24d	1	1.44mi

Listing history 10 events

1. 2026-05-08
   soldstatus $137,000
2. 2026-05-07
   status Pending
3. 2026-03-06
   historical Active Under Contract
4. 2026-03-02
   listed $129,000 Active
5. 2014-03-14
   soldstatus $30,000 535-char remark

   Show marketing remark (533 chars)

   This home appears to be in good condition structurally and has no major problems that the owner knows of. It was a relatives home and the current owner has never lived in it. It needs some painting and maybe the floors refinished but otherwise is in good condition. The bathroom appears to be recently renovated. 2 bedroom, 1 bathroom, laundry room and a big screened porch off the back. Also has a carport and fenced in yard. Great buy for someone looking for something small and ready to move into! Located close to downtown Aiken.

6. 2014-03-14
   soldstatus $30,000 533-char remark

   Show marketing remark (533 chars)

   This home appears to be in good condition structurally and has no major problems that the owner knows of. It was a relatives home and the current owner has never lived in it. It needs some painting and maybe the floors refinished but otherwise is in good condition. The bathroom appears to be recently renovated. 2 bedroom, 1 bathroom, laundry room and a big screened porch off the back. Also has a carport and fenced in yard. Great buy for someone looking for something small and ready to move into! Located close to downtown Aiken.

7. 2014-03-14
   soldstatus $30,000

   Show marketing remark (533 chars)

   This home appears to be in good condition structurally and has no major problems that the owner knows of. It was a relatives home and the current owner has never lived in it. It needs some painting and maybe the floors refinished but otherwise is in good condition. The bathroom appears to be recently renovated. 2 bedroom, 1 bathroom, laundry room and a big screened porch off the back. Also has a carport and fenced in yard. Great buy for someone looking for something small and ready to move into! Located close to downtown Aiken.

8. 2013-11-01
   listed $32,000 535-char remark

   Show marketing remark (533 chars)

   This home appears to be in good condition structurally and has no major problems that the owner knows of. It was a relatives home and the current owner has never lived in it. It needs some painting and maybe the floors refinished but otherwise is in good condition. The bathroom appears to be recently renovated. 2 bedroom, 1 bathroom, laundry room and a big screened porch off the back. Also has a carport and fenced in yard. Great buy for someone looking for something small and ready to move into! Located close to downtown Aiken.

9. 2013-11-01
   listed $32,000 533-char remark

   Show marketing remark (533 chars)

   This home appears to be in good condition structurally and has no major problems that the owner knows of. It was a relatives home and the current owner has never lived in it. It needs some painting and maybe the floors refinished but otherwise is in good condition. The bathroom appears to be recently renovated. 2 bedroom, 1 bathroom, laundry room and a big screened porch off the back. Also has a carport and fenced in yard. Great buy for someone looking for something small and ready to move into! Located close to downtown Aiken.

10. 2013-11-01
    listed $32,000

    Show marketing remark (533 chars)

    This home appears to be in good condition structurally and has no major problems that the owner knows of. It was a relatives home and the current owner has never lived in it. It needs some painting and maybe the floors refinished but otherwise is in good condition. The bathroom appears to be recently renovated. 2 bedroom, 1 bathroom, laundry room and a big screened porch off the back. Also has a carport and fenced in yard. Great buy for someone looking for something small and ready to move into! Located close to downtown Aiken.

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $882 · $74/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 ≥109°F today · 17 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: $16,320
• − Mortgage interest: −$7,226
• − Property taxes: −$882
• − Insurance: −$645
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,753
• Taxable income: $1,202
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,959/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): 31,108
• Household income: $59,573
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1260.0

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: 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+328.1% since first listed

10 events — show timeline

• 2026-05-08 Sold (Public Records) $137,000 Public Records
• 2026-05-07 Pending — AMLS
• 2026-03-06 Contingent — AMLS
• 2026-03-02 Listed $129,000 AMLS
• 2014-03-14 Sold (MLS) $30,000 Hive MLS
• 2014-03-14 Sold (MLS) $30,000 AMLS
• 2014-03-14 Sold (MLS) $30,000 Hive MLS
• 2013-11-01 Listed $32,000 Hive MLS
• 2013-11-01 Listed $32,000 AMLS
• 2013-11-01 Listed $32,000 Hive MLS

Property tax history

+4.0%/yr

Latest (2025): $882 · +8.4% YoY. Source: county tax records.