1151 Abbeville Ave NW · Aiken, SC 29801

$149,900

2 bd · 1.0 ba · 929 sqft · SingleFamily public records · 38 Days on market

Built 1952 10,454 sqft lot Est $130k · 15% over

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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 +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into this remodeled 2 bedroom, 1 bathroom home featuring hardwood floors and a warm, inviting layout. Enjoy the convenience of a detached one-car garage and a spacious yard. New roof installed in 2024 and a brand new HVAC system will be installed, giving buyers added peace of mind. Whether you're looking for your first home or downsizing, this move-in ready home is one you won't want to miss!

Key facts

• Spacious yard
• Remodeled
• Hardwood floors

Tags

• REMODELED
• HARDWOOD FLOORS
• DETACHED GARAGE
• SPACIOUS YARD
• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One level; Residential property; Raised foundation
• Construction: Vinyl siding; Composition roof; Raised foundation; Built as a single-family home
• Exterior features: Porch; Level lot; Paved road access

Interior

• Kitchen: Includes appliances (other)
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Other appliances; Laminate and hardwood flooring; No basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $25 ($299/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 $130k (13.0% below list).
• Recommended offer: $130k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+14 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 fast (+5.1%/yr); 522 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $150k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $130,418 (13.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $130,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1163 Abbeville Ave NW	0.03mi	2/1.0	929 (0%)	3mo	$144,000	$155	96
437 Morgan St	0.27mi	3/1.0 (+1)	941 (+1%)	9mo	$60,000	$64	73
3010 Mohawk Dr	0.35mi	2/1.0	999 (+8%)	6mo	$82,000	$82	66
424 NW Mccormick St	0.36mi	2/2.0	964 (+4%)	10mo	$193,500	$201	65
702 Hampton Ave NE	0.44mi	2/1.0	952 (+2%)	18mo	$79,000	$83	60
810 Dillon Ave NW	0.27mi	2/1.0	836 (-10%)	21mo	$139,000	$166	54
318 Mccormick St NW	0.38mi	3/1.0 (+1)	828 (-11%)	8mo	$168,500	$204	53
710 Tennessee Ave NW	0.54mi	3/1.5 (+1)	1,000 (+8%)	4mo	$68,000	$68	51
1201 Pine Dr NW	0.22mi	2/1.0	1,056 (+14%)	20mo	$129,500	$123	50
1346 President Dr NW	0.35mi	3/1.5 (+1)	1,000 (+8%)	23mo	$140,000	$140	45
512 NE Hampton Ave	0.58mi	3/1.0 (+1)	1,068 (+15%)	8mo	$55,000	$51	36
618 NW Edgefield Ave	0.47mi	3/2.0 (+1)	1,056 (+14%)	20mo	$185,000	$175	29

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: -12.9%
• Equity multiple: 0.52×
• Total profit: $-19,944
• Equity at exit: $22,351

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,513
• Equity at exit: $12,961

Cash invested: $41,972 (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 29801

• Rents YoY: 5.1%
• Active inventory: 522
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$786
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $25

Break-even live

Break-even rent $1,273

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $67	+0% $25	+5% $-18	+10% $-60
Rent	-10% $-78	-5% $-27	+0% $25	+5% $76	+10% $128
Rate	-1.0pp $100	-0.5pp $63	base $25	+0.5pp $-14	+1.0pp $-53

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	25d	1	0.38mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	25d	1	0.67mi
146 Westwinds DR Aiken, SC	1.0	1.0	600	$1,300	$2.17	25d	1	1.07mi
140 Weaver St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	23d	1	1.32mi
108 Wallace Green St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	25d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $149,900 Active 38 DOM
2. 2026-06-18
   days on market $149,900 Active 35 DOM
3. 2026-06-17
   days on market $149,900 Active 34 DOM
4. 2026-06-16
   days on market $149,900 Active 33 DOM
5. 2026-06-15
   days on market $149,900 Active 32 DOM
6. 2026-06-14
   days on market $149,900 Active 30 DOM
7. 2026-06-13
   days on market $149,900 Active 29 DOM
8. 2026-06-10
   days on market $149,900 Active 27 DOM
9. 2026-06-09
   days on market $149,900 Active 26 DOM
10. 2026-06-08
    days on market $149,900 Active 25 DOM
11. 2026-06-07
    days on market $149,900 Active 24 DOM
12. 2026-06-03
    days on market $149,900 Active 20 DOM
13. 2026-06-02
    days on market $149,900 Active 19 DOM
14. 2026-06-01
    days on market $149,900 Active 18 DOM
15. 2026-05-31
    days on market $149,900 Active 17 DOM
16. 2026-05-30
    days on market $149,900 Active 16 DOM
17. 2026-05-14
    listed $149,900 Active
18. 1990-06-01
    soldstatus $38,450
19. 1984-04-01
    soldstatus $29,500

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 7/10 Severe 78% 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: $15,650
• − Mortgage interest: −$8,397
• − Property taxes: −$1,882
• − Insurance: −$750
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,361
• Taxable loss: −$2,243
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $837/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

• Census place: Aiken, SC
• 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

+408.1% since first listed

3 events — show timeline

• 2026-05-14 Listed $149,900 AMLS
• 1990-06-01 Sold (Public Records) $38,450 Public Records
• 1984-04-01 Sold (Public Records) $29,500 Public Records

Property tax history

+19.7%/yr

Latest (2025): $1,882 · +8.5% YoY. Source: county tax records.