526 Hillcrest Dr · North Augusta, SC 29841

$199,900

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 151 Days on market

Built 1985 1.00 ac lot Est $196k · at est.

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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 +13.9/30.0
• ARV discount +6.7/15.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CARPET, NEW INTERIOR PAINT, NEW VINYL, SP. FORMAL DINING ROOM, BRKFST. AREA KITCHEN, STORAGE BLDG.

Key facts

• Ample natural light
• Tranquil backyard
• Level lot

Tags

• SPACIOUS LIVING AREAS
• WELL-EQUIPPED KITCHEN
• AMPLE NATURAL LIGHT
• TRANQUIL BACKYARD
• LARGE COVERED DECK
• LEVEL LOT

Property features AI

Finance

• HOA & community: No HOA; Pets allowed

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Electric service
• Home design: Single-family residence; One story; Site-built construction; Vinyl exterior
• Construction: Crawl space foundation
• Exterior features: Concrete and paved road access; Publicly maintained road; 1-acre lot

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Den with a wood-burning fireplace; Exhaust fan; Room count: 2
• Laundry & utility: Washer and dryer inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $23 ($271/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (24.4% below list).
• Recommended offer: $151k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in North Augusta — 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 71/100 on livability (#56 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities 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: Hammond Hill Elementary (math 51% / reading 48%, grade D, #168 of 597 statewide, top 31%, 677 students, 26% FRL); North Augusta Middle (math 35% / reading 45%, grade F, #78 of 229 statewide, top 35%, 616 students, 43% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 53% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 363 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 151 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $200k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $151,204 (24.4% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $196,420
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Hillcrest Ct	0.08mi	3/2.0	1,442 (+3%)	3mo	$273,000	$189	89
534 Hillcrest Dr	0.07mi	3/2.0	1,462 (+4%)	5mo	$250,000	$171	86
625 Hutchinson Dr	0.35mi	4/2.0 (+1)	1,304 (-7%)	1mo	$65,000	$50	66
1005 Weston St	0.53mi	4/2.0 (+1)	1,289 (-8%)	9mo	$179,900	$140	49
715 Mckenzie End	0.63mi	3/2.0	1,350 (-4%)	18mo	$205,000	$152	49
1014 Mckenzie St	0.73mi	3/1.5	1,298 (-8%)	5mo	$168,750	$130	47
1018 Skyview Dr	0.61mi	2/1.0 (-1)	1,280 (-9%)	9mo	$156,000	$122	41
675 Seymour Dr	0.66mi	3/2.0	1,272 (-9%)	21mo	$123,500	$97	36

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-29,615
• Equity at exit: $29,806

10-year hold

• IRR: -4.8%
• Equity multiple: 0.67×
• Total profit: $-18,326
• Equity at exit: $17,284

Cash invested: $55,972 (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: 363
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $23

Break-even live

Break-even rent $1,483

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $136	-5% $79	+0% $23	+5% $-34	+10% $-91
Rent	-10% $-97	-5% $-37	+0% $23	+5% $82	+10% $142
Rate	-1.0pp $123	-0.5pp $73	base $23	+0.5pp $-29	+1.0pp $-82

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Breckenridge Dr North Augusta, SC	2.0	2.0	952	$1,300	$1.37	16d	1	0.10mi
735 Old Edgefield Rd North Augusta, SC	3.0	1.5	1150	$1,450	$1.26	16d	1	0.57mi
1006 Skyview Dr North Augusta, SC	2.0	1.0	960	$1,400	$1.46	23d	1	0.63mi
418 Lecompte Ave North Augusta, SC	4.0	2.0	1456	$2,000	$1.37	23d	1	1.11mi
913 Old Edgefield Rd North Augusta, SC	2.0	1.0	1020	$1,400	$1.37	25d	1	1.19mi
204-1/2 W Buena Vista Ave Unit 1 North Augusta, SC	2.0	1.5	1024	$1,375	$1.34	16d	1	1.47mi
208 W Buena Vista Ave Unit 1 North Augusta, SC	2.0	1.5	1024	$1,375	$1.34	16d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $199,900 Active 151 DOM
2. 2026-06-18
   days on market $199,900 Active 148 DOM
3. 2026-06-17
   days on market $199,900 Active 147 DOM
4. 2026-06-16
   days on market $199,900 Active 146 DOM
5. 2026-06-15
   days on market $199,900 Active 145 DOM
6. 2026-06-14
   days on market $199,900 Active 143 DOM
7. 2026-06-13
   days on market $199,900 Active 142 DOM
8. 2026-06-10
   days on market $199,900 Active 140 DOM
9. 2026-06-09
   days on market $199,900 Active 139 DOM
10. 2026-06-08
    days on market $199,900 Active 138 DOM
11. 2026-06-07
    statusdays on market $199,900 Active 137 DOM
12. 2026-04-14
    status Pending
13. 2026-04-04
    price $199,900
14. 2026-03-19
    price $219,900
15. 2025-12-02
    listed $239,900 Active
16. 1996-11-22
    soldstatus $65,900 102-char remark

    Show marketing remark (102 chars)

    NEW CARPET, NEW INTERIOR PAINT, NEW VINYL, SP. FORMAL DINING ROOM, BRKFST. AREA KITCHEN, STORAGE BLDG.

17. 1996-11-22
    soldstatus $65,900

    Show marketing remark (102 chars)

    NEW CARPET, NEW INTERIOR PAINT, NEW VINYL, SP. FORMAL DINING ROOM, BRKFST. AREA KITCHEN, STORAGE BLDG.

18. 1996-10-23
    listed $65,900 102-char remark

    Show marketing remark (102 chars)

    NEW CARPET, NEW INTERIOR PAINT, NEW VINYL, SP. FORMAL DINING ROOM, BRKFST. AREA KITCHEN, STORAGE BLDG.

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$656/yr (+$55/mo · 135.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,144
• − Mortgage interest: −$11,198
• − Property taxes: −$484
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$5,815
• Taxable loss: −$3,255
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $1,053/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 — North Augusta

• Score: 71/100
• State rank: #56
• US rank: #7190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Augusta, SC
• County: Aiken County · 116,534 people
• City population: 50,543
• 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

+203.3% since first listed

7 events — show timeline

• 2026-04-14 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $219,900 CANOPYMLS as Distributed by MLS Grid
• 2025-12-02 Listed $239,900 CANOPYMLS as Distributed by MLS Grid
• 1996-11-22 Sold (Public Records) $65,900 Public Records
• 1996-11-22 Sold (MLS) $65,900 Hive MLS
• 1996-10-23 Listed $65,900 Hive MLS

Property tax history

+2.5%/yr

Latest (2025): $484 · +0.0% YoY. Source: county tax records.