292 Balbriggan Pl · Aiken, SC 29801

$265,400

4 bd · 2.5 ba · 2,015 sqft · SingleFamily · 41 Days on market

Built 2026 Good condition 6,098 sqft lot Est $256k · at est. $29/mo HOA · 1% of rent ↓ 5% 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 +11.2/30.0
• ARV discount +5.8/15.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Karamea T plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty with space for an additional washer and dryer, and all appliances including refrigerator and gas stove. LVP flooring in main living areas. This is a great home for entertaining with a large family room. The owner's suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. walk-in shower and tile floor. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, 30-year architectural shingles and termite bait stations. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Located in Hitchcock Preserve community; minutes from downtown and shopping
• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with two parking spaces (2-car garage)
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior; Paved road access; Public water

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level; Additional bedrooms on the second level
• Bathrooms: Two full bathrooms; One partial bathroom; Main level: one full bath and one half bath
• Heating & cooling: Central air conditioning; Gas heating on first and second levels
• Interior features: Great room on the main level; Other room located on the second level; Kitchen on the main level; Washer and dryer located on the second level; Central cooling; Gas heating on both first and second levels
• Laundry & utility: Laundry area on the second level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (16.0% below list).
• Recommended offer: $223k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Warrenville Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 389 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 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; 3 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).
• This rent runs 45% 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 ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $222,901 (16.0% 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 16% 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: 0.84% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $255,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Balbriggan Pl	0.04mi	4/2.5	2,015 (0%)	4mo	$255,400	$127	94
5128 Tullamore Dr	0.08mi	4/2.5	2,205 (+9%)	2mo	$271,400	$123	79
9116 Malahide Ln	0.17mi	3/2.0 (-1)	1,951 (-3%)	2mo	$286,400	$147	78
9127 Malahide Ln	0.22mi	3/2.0 (-1)	1,951 (-3%)	2mo	$297,900	$153	76
270 Balbriggan Pl	0.03mi	4/2.5	2,287 (+14%)	5mo	$261,400	$114	72
277 Balbriggan Pl Pl	0.04mi	4/2.5	2,287 (+14%)	5mo	$261,400	$114	72
253 Balbriggan Pl Pl	0.06mi	4/2.5	2,287 (+14%)	5mo	$258,400	$113	71
3076 White Gate Loop	0.46mi	4/2.0	2,025 (+0%)	6mo	$302,600	$149	70
9109 Malahide Ln	0.14mi	4/2.5	2,264 (+12%)	4mo	$285,900	$126	70
9092 Malahide Ln	0.17mi	4/2.5	2,259 (+12%)	5mo	$279,900	$124	68
9054 Malahide Ln	0.18mi	4/2.5	2,264 (+12%)	6mo	$299,900	$132	66
424 Little Pines Ct	0.20mi	4/3.0	2,316 (+15%)	3mo	$348,900	$151	61

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: -16.7%
• Equity multiple: 0.40×
• Total profit: $-44,749
• Equity at exit: $39,572

10-year hold

• IRR: -5.1%
• Equity multiple: 0.64×
• Total profit: $-26,959
• Equity at exit: $22,947

Cash invested: $74,312 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$1,392
• Tax est. 1.5%: −$332 /mo · $3,981/yr
• Insurance: −$111
• HOA: −$29
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-102

Break-even live

Break-even rent $2,358

Max offer price $250,611

Occupancy floor 100%

Sensitivity live

Price	-10% $81	-5% $-10	+0% $-102	+5% $-194	+10% $-286
Rent	-10% $-278	-5% $-190	+0% $-102	+5% $-14	+10% $74
Rate	-1.0pp $31	-0.5pp $-35	base $-102	+0.5pp $-171	+1.0pp $-241

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: $66,350
• Closing costs: $7,962
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9093 Malahide Ln Aiken, SC	3.0	2.0	1951	$2,200	$1.13	24d	1	0.14mi
9068 Malahide Ln Aiken, SC	3.0	2.0	1951	$2,200	$1.13	24d	1	0.17mi
232 Kemper Downs Dr Aiken, SC	4.0	2.0	1734	$2,000	$1.15	14d	1	1.27mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: watergas

Listing history 21 events

1. 2026-06-18
   days on market $265,400 Active 41 DOM
2. 2026-06-17
   days on market $265,400 Active 40 DOM
3. 2026-06-16
   days on market $265,400 Active 39 DOM
4. 2026-06-15
   days on market $265,400 Active 38 DOM
5. 2026-06-14
   days on market $265,400 Active 36 DOM
6. 2026-06-13
   days on market $265,400 Active 35 DOM
7. 2026-06-10
   days on market $265,400 Active 33 DOM
8. 2026-06-09
   days on market $265,400 Active 32 DOM
9. 2026-06-08
   days on market $265,400 Active 31 DOM
10. 2026-06-07
    days on market $265,400 Active 30 DOM
11. 2026-06-03
    days on market $265,400 Active 26 DOM
12. 2026-06-02
    days on market $265,400 Active 25 DOM
13. 2026-06-01
    days on market $265,400 Active 24 DOM
14. 2026-05-31
    days on market $265,400 Active 23 DOM
15. 2026-05-30
    days on market $265,400 Active 22 DOM
16. 2026-05-17
    price $265,400

    Show marketing remark (1304 chars)

    The Karamea T plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty with space for an additional washer and dryer, and all appliances including refrigerator and gas stove. LVP flooring in main living areas. This is a great home for entertaining with a large family room. The owner's suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. walk-in shower and tile floor. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, 30-year architectural shingles and termite bait stations. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

17. 2026-05-17
    price $265,400 1304-char remark

    Show marketing remark (1304 chars)

    The Karamea T plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty with space for an additional washer and dryer, and all appliances including refrigerator and gas stove. LVP flooring in main living areas. This is a great home for entertaining with a large family room. The owner's suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. walk-in shower and tile floor. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, 30-year architectural shingles and termite bait stations. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

18. 2026-05-16
    price $265,400 1008-char remark

    Show marketing remark (1008 chars)

    The Karamea T plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty with space for an additional washer and dryer, and all appliances including refrigerator and gas stove. LVP flooring in main living areas. This is a great home for entertaining with a large family room. The owner's suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. walk-in shower and tile floor. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

19. 2026-05-08
    listed $280,400 Active

    Show marketing remark (1008 chars)

    The Karamea T plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty with space for an additional washer and dryer, and all appliances including refrigerator and gas stove. LVP flooring in main living areas. This is a great home for entertaining with a large family room. The owner's suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. walk-in shower and tile floor. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

20. 2026-05-08
    listed $280,400 Active 1304-char remark

    Show marketing remark (1008 chars)

    The Karamea T plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty with space for an additional washer and dryer, and all appliances including refrigerator and gas stove. LVP flooring in main living areas. This is a great home for entertaining with a large family room. The owner's suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. walk-in shower and tile floor. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

21. 2026-05-08
    listed $280,400 Active 1008-char remark

    Show marketing remark (1008 chars)

    The Karamea T plan is a great open floor plan with a large kitchen that boasts white shaker cabinets, sub tile backsplash, large island with quartz counter tops, huge walk-in panty with space for an additional washer and dryer, and all appliances including refrigerator and gas stove. LVP flooring in main living areas. This is a great home for entertaining with a large family room. The owner's suite is on the main level of the home with a large walk-in closet and dual vanities with quartz countertops. walk-in shower and tile floor. Upstairs is a cozy Loft and three additional bedrooms with large walk-in closets. The home has two full baths and a powder room. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,748
• − Mortgage interest: −$14,867
• − Property taxes: −$3,981
• − Insurance: −$1,327
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − HOA: −$348
• − Depreciation: −$7,721
• Taxable loss: −$5,775
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $160/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

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a good kitchen, bathrooms, and exterior. The home has a good roof and flooring, and the interior walls and paint are in good condition. The home has a good rehab level of 'none' and requires no repairs or maintenance. The highest-ROI updates that would raise its resale or rental value are painting the exterior, landscaping, and adding smart home features.

Value-add opportunities

• Resale Painting exterior — Enhances curb appeal
• Both Landscaping — Improves curb appeal and enhances property value
• Both Add smart home features — Enhances home's marketability and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior — Enhances curb appeal ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Add smart home features — Enhances home's marketability and adds value ↑

ⓘ 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 — 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

-5.3% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $265,400 Consolidated MLS
• 2026-05-17 Price Changed $265,400 AMLS
• 2026-05-16 Price Changed $265,400 Hive MLS
• 2026-05-08 Listed $280,400 Hive MLS
• 2026-05-08 Listed $280,400 AMLS
• 2026-05-08 Listed $280,400 Consolidated MLS