4623 Hartshorn Cir · Aiken, SC 29801

$279,900

4 bd · 3.0 ba · 2,225 sqft · SingleFamily · 76 Days on market

Built 2026 Good condition 7,841 sqft lot 2-car garage $80/mo HOA · 4% of rent ↓ 5% since listing

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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 +5.3/30.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully designed 4-bedroom, 3-bathroom residence, where spacious living meets modern style. Thoughtfully crafted for both everyday comfort and effortless entertaining, this home features an open-concept layout that seamlessly connects the kitchen, dining, and living spaces. At the heart of the home, the chef-inspired kitchen showcases a large center island, abundant cabinetry, generous counter space, and ample room for gathering with family and friends. The adjoining living room offers an inviting atmosphere for relaxing, while the separate formal dining room provides the perfect setting for holiday meals, celebrations, or intimate dinners.

Key facts

• Large center island
• Open-concept layout
• 7,841 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• CHEF-INSPIRED KITCHEN
• LARGE CENTER ISLAND
• SEPARATE FORMAL DINING ROOM
• SOARING 9-FOOT CEILINGS
• LUXURY PLANK FLOORING

🏗️ New construction. The $279,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $331,125.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-734 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (26.1% below list).
• Recommended offer: $207k (26.1% 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: Graniteville Elementary (math 27%, 377 students, 100% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 687 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 42% 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 $10k 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 76 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,911 (26.1% 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 76 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.50%
• DSCR: 0.58
• GRM: 13.3

CMA / ARV

• ARV (median comp): $331,125
• List price: $279,900
• Delta: -15.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4444 Hartshorn Cir	0.12mi	4/2.5	2,325 (+4%)	4mo	$288,900	$124	82
4481 Hartshorn Cir	0.10mi	4/2.5	2,325 (+4%)	5mo	$329,550	$142	82
4673 Hartshorn Cir	0.04mi	4/2.0	1,933 (-13%)	0mo	$279,900	$145	72
4349 Hartshorn Cir	0.14mi	4/3.0	2,455 (+10%)	5mo	$299,000	$122	72
4591 Hartshorn Cir	0.02mi	4/2.0	1,933 (-13%)	2mo	$279,900	$145	72
741 Manitou Cir	0.28mi	4/2.5	2,386 (+7%)	2mo	$275,000	$115	71
4820 Hartshorn Cir	0.09mi	4/2.5	2,505 (+13%)	4mo	$304,900	$122	69
299 Mansell Park	0.33mi	3/2.5 (-1)	2,378 (+7%)	2mo	$279,900	$118	64
639 Lytham Dr	0.42mi	5/3.0 (+1)	2,361 (+6%)	4mo	$296,374	$126	62
646 Lytham Dr	0.44mi	4/2.5	1,976 (-11%)	3mo	$279,170	$141	56
6006 Beadlow St	0.45mi	5/3.0 (+1)	2,487 (+12%)	1mo	$297,900	$120	54
633 Colston Ave	0.72mi	3/2.5 (-1)	1,911 (-14%)	4mo	$257,900	$135	32

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: -30.9%
• Equity multiple: -0.03×
• Total profit: $-95,931
• Equity at exit: $49,372

10-year hold

• IRR: -25.3%
• Equity multiple: -0.34×
• Total profit: $-124,651
• Equity at exit: $28,630

Cash invested: $92,715 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 68 active · 54 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $285,750 ($136/sqft)
• Median days on market: 99 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +9.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29801

• Rents YoY: 5.1%
• Active inventory: 687
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,736
• Tax est. 1.5%: −$414 /mo · $4,967/yr
• Insurance: −$138
• HOA: −$80
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-734

Break-even live

Break-even rent $2,998

Max offer price $224,953

Occupancy floor —

Sensitivity live

Price	-10% $-505	-5% $-619	+0% $-734	+5% $-848	+10% $-963
Rent	-10% $-897	-5% $-815	+0% $-734	+5% $-652	+10% $-570
Rate	-1.0pp $-567	-0.5pp $-650	base $-734	+0.5pp $-820	+1.0pp $-907

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: $82,781
• Closing costs: $9,934
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Manitou Cir Aiken, SC	3.0	3.0	1551	$1,800	$1.16	6d	1	0.23mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	119d	1	0.25mi
293 Mansell Park Aiken, SC	4.0	2.5	2386	$2,250	$0.94	117d	1	0.31mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	117d	1	0.32mi
651 Manitou Cir Aiken, SC	4.0	2.5	2046	$1,895	$0.93	3d	1	0.34mi
433 Whitby Ct Aiken, SC	5.0	3.0	2378	$2,495	$1.05	117d	1	0.40mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$1,850	$1.06	6d	1	0.42mi
860 Delta Ln Unit 860 Aiken, SC	4.0	4.0	2336	$2,100	$0.90	109d	1	0.43mi
811 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,699	$1.18	6d	1	0.53mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	109d	1	0.54mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	117d	1	0.58mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$1,985	$1.28	6d	1	0.58mi
598 Burnaby Ct Aiken, SC	3.0	2.0	1748	$2,000	$1.14	6d	1	0.61mi
1015 Tabor Pl Aiken, SC	4.0	3.5	1892	$1,999	$1.06	5d	1	0.61mi
1034 Stockton St Aiken, SC	4.0	2.5	2522	$1,985	$0.79	0d	1	0.74mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $965 (about $80.42/month)Community pool

Exterior

• Parking: 2-car garageGarage door openerDriveway
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable availableNatural gas availableThermostat and insulation noted for energy efficiencyWater heater included in green/energy-efficient features
• Home design: Single-family residenceTwo levelsNew construction
• Construction: Vinyl sidingComposition roofConcrete perimeter foundationHome warranty includedBuilt as new construction
• Exterior features: PatioCommunity poolNo additional exterior features listed

Interior

• Kitchen: DishwasherMicrowaveKitchen islandPantry
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central airCeiling fansElectric heatingFireplace heating
• Interior features: Ceiling fansWalk-in closetsKitchen islandPantryGas fireplace (1)
• Laundry & utility: Tankless water heater

Listing history 50 events

1. 2026-09-24
   days on market $279,900 Active 76 DOM
2. 2026-09-23
   days on market $279,900 Active 75 DOM
3. 2026-09-22
   days on market $279,900 Active 74 DOM
4. 2026-09-21
   statusdays on market $279,900 Active 73 DOM
5. 2026-09-20
   days on market $279,900 Active Under Contract 72 DOM
6. 2026-09-19
   days on market $279,900 Active Under Contract 71 DOM
7. 2026-09-18
   days on market $279,900 Active Under Contract 70 DOM
8. 2026-09-17
   days on market $279,900 Active Under Contract 69 DOM
9. 2026-09-16
   days on market $279,900 Active Under Contract 68 DOM
10. 2026-09-15
    days on market $279,900 Active Under Contract 67 DOM
11. 2026-09-14
    days on market $279,900 Active Under Contract 66 DOM
12. 2026-09-14
    status $279,900 Active Under Contract 65 DOM
13. 2026-09-13
    days on market $279,900 Active 65 DOM
14. 2026-09-12
    days on market $279,900 Active 64 DOM
15. 2026-09-11
    days on market $279,900 Active 63 DOM
16. 2026-09-05
    days on market $279,900 Active 57 DOM
17. 2026-09-04
    days on market $279,900 Active 56 DOM
18. 2026-09-03
    days on market $279,900 Active 55 DOM
19. 2026-08-31
    days on market $279,900 Active 52 DOM
20. 2026-08-30
    days on market $279,900 Active 51 DOM
21. 2026-08-29
    days on market $279,900 Active 50 DOM
22. 2026-08-28
    price $279,900 Active 49 DOM
23. 2026-08-28
    days on market $299,900 Active 49 DOM
24. 2026-08-27
    days on market $299,900 Active 48 DOM
25. 2026-08-26
    days on market $299,900 Active 47 DOM
26. 2026-08-25
    days on market $299,900 Active 46 DOM
27. 2026-08-24
    days on market $299,900 Active 45 DOM
28. 2026-08-23
    days on market $299,900 Active 44 DOM
29. 2026-08-22
    days on market $299,900 Active 43 DOM
30. 2026-08-21
    days on market $299,900 Active 42 DOM
31. 2026-08-20
    days on market $299,900 Active 41 DOM
32. 2026-08-19
    days on market $299,900 Active 40 DOM
33. 2026-08-18
    days on market $299,900 Active 39 DOM
34. 2026-08-17
    days on market $299,900 Active 38 DOM
35. 2026-08-16
    days on market $299,900 Active 37 DOM
36. 2026-08-15
    days on market $299,900 Active 36 DOM
37. 2026-08-14
    days on market $299,900 Active 35 DOM
38. 2026-08-13
    days on market $299,900 Active 34 DOM
39. 2026-08-12
    days on market $299,900 Active 33 DOM
40. 2026-08-11
    days on market $299,900 Active 32 DOM
41. 2026-08-10
    days on market $299,900 Active 31 DOM
42. 2026-08-09
    days on market $299,900 Active 30 DOM
43. 2026-08-08
    days on market $299,900 Active 29 DOM
44. 2026-08-07
    days on market $299,900 Active 28 DOM
45. 2026-08-06
    days on market $299,900 Active 27 DOM
46. 2026-08-05
    days on market $299,900 Active 26 DOM
47. 2026-08-04
    days on market $299,900 Active 25 DOM
48. 2026-08-03
    days on market $299,900 Active 24 DOM
49. 2026-07-31
    days on market $299,900 Active 21 DOM
50. 2026-07-29
    days on market $299,900 Active 19 DOM

ⓘ 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: $24,829
• − Mortgage interest: −$18,548
• − Property taxes: −$4,967
• − Insurance: −$1,656
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$960
• − Depreciation: −$9,633
• Taxable loss: −$14,907
• Est. tax savings @ 24.0%: +$3,578
• After-tax cash flow: $-5,227/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 · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $11,125–$33,375 screening

This spacious 5-bedroom, 3-bathroom home is in good condition with a good condition score of 80. It features an open concept kitchen, modern bathrooms, and well-maintained exterior. The home is in need of some cosmetic updates such as painting and flooring, which would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bedrooms — Modern flooring can improve the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Graniteville Elementary Middle Leavelle Mccampbell Middle F SC #162/229 Nat'l #10,204/14,009 High Midland Valley High C SC #120/196 Nat'l #4,077/17,239

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

C Composite livability gradescore 67/100

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 · 178,003 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: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $965 (about $80.42/month)Community pool

Exterior

• Parking: 2-car garageGarage door openerDriveway
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable availableNatural gas availableThermostat and insulation noted for energy efficiencyWater heater included in green/energy-efficient features
• Home design: Single-family residenceTwo levelsNew construction
• Construction: Vinyl sidingComposition roofConcrete perimeter foundationHome warranty includedBuilt as new construction
• Exterior features: PatioCommunity poolNo additional exterior features listed

Interior

• Kitchen: DishwasherMicrowaveKitchen islandPantry
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central airCeiling fansElectric heatingFireplace heating
• Interior features: Ceiling fansWalk-in closetsKitchen islandPantryGas fireplace (1)
• Laundry & utility: Tankless water heater

Price history

-4.6% since first listed

4 events — show timeline

• 2026-06-14 Price Changed $309,900 AMLS
• 2026-06-08 Price Changed $317,900 AMLS
• 2026-05-22 Price Changed $309,900 AMLS
• 2026-05-12 Listed $325,000 AMLS