968 Silent Barge Cove Cv · Aiken, SC 29801

$253,490

4 bd · 2.5 ba · 1,775 sqft · SingleFamily · 38 Days on market

Built 2025 Good condition 9,583 sqft lot $16/mo HOA · 1% of rent ↓ 2% since listing

---

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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN READY INCENTIVES- 6k Your Way- use the monies towards closing costs, options, or a combo of the two The Cedar floor plan by McGuinn Homes offers 1,783 sq. ft. of thoughtfully designed living space featuring 4 bedrooms and 2.5 bathrooms with a functional two-story layout built for modern living. The open-concept main level connects the kitchen, dining, and living areas--ideal for entertaining and everyday life. The kitchen is a true centerpiece, complete with a large center island, breakfast bar, walk-in pantry, and ample storage. Practical design details include a front entry closet and built-in mudroom cubbies to keep life organized. Upstairs, the primary suite serves as a private retreat with a tray ceiling, walk-in shower, dual vanities, private water closet, and a spacious walk-in closet. Three additional, well-sized bedrooms share a full bathroom with dual sinks, offering comfort and convenience for family or guests. The Cedar blends style, space, and functionality, creating a home that works seamlessly for the way you live today.

Key facts

• Large center island
• Tray ceiling
• Primary suite

Tags

• OPEN-CONCEPT MAIN LEVEL
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• BUILT-IN MUDROOM CUBBIES
• PRIMARY SUITE
• TRAY CEILING

Property features AI

Finance

• Other: Directions: From Downtown Aiken take Hwy 19, right onto Williams Lane, left into Rivers Crossing entrance. From I-20E take exit 18, right onto Hwy 19, left onto Williams Lane, left into Rivers Crossing.
• HOA & community: Homeowners association with annual fee of $195 (about $16.25/month); Subdivision: Rivers Crossing; No listed community amenities

Exterior

• Parking: 2-car garage; Garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available; Water available; Sewer available
• Home design: Single-family residence; Two levels; New construction
• Construction: Stone and vinyl siding exterior; Composition roof; Slab foundation; Built as new construction
• Exterior features: Patio; Views; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 7
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Walk-in closets; Kitchen island; Pantry; Eat-in kitchen; High-speed internet; Insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater; Gas water heater; Tankless water heater

🏗️ New construction. The $253,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $262,700.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $253k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (15.7% below list).
• Recommended offer: $214k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Market conditions: Rents rising fast (+5.1%/yr); 521 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 43% 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 38 days — a 3% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $213,592 (15.7% 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 38 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: 0.81% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $262,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
962 Silent Barge Cove Cv	0.02mi	3/2.5 (-1)	1,649 (-7%)	4mo	$252,000	$153	79
471 Narrow Bridge Ct	0.09mi	4/2.5	1,894 (+7%)	14mo	$283,100	$149	73
7136 Foggy River Dr	0.15mi	4/2.5	1,967 (+11%)	6mo	$274,400	$140	70
7092 Foggy River Dr	0.15mi	4/2.5	1,923 (+8%)	18mo	$284,990	$148	64
7033 Mongolian Oak Dr NW	0.42mi	3/2.5 (-1)	1,823 (+3%)	11mo	$280,000	$154	62
5125 Needle Palm Rd NW	0.47mi	3/2.5 (-1)	1,795 (+1%)	15mo	$264,900	$148	59
246 NW Shingle Oak Garden Gdn	0.58mi	4/2.0	1,852 (+4%)	7mo	$274,990	$148	58
9222 Wafer Ash Bnd NW	0.52mi	4/2.5	1,889 (+6%)	11mo	$284,900	$151	56
9039 NW Wafer Ash Bnd	0.50mi	4/2.0	1,852 (+4%)	16mo	$269,990	$146	54
5113 Needle Palm Rd NW	0.46mi	3/2.0 (-1)	1,622 (-9%)	16mo	$262,900	$162	44
234 NW Shingle Oak Garden Gdn	0.56mi	4/3.0	1,998 (+13%)	9mo	$289,990	$145	43
9111 NW Wafer Ash Bnd	0.54mi	4/3.0	1,998 (+13%)	11mo	$289,990	$145	42

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-47,186
• Equity at exit: $39,169

10-year hold

• IRR: -6.5%
• Equity multiple: 0.55×
• Total profit: $-33,397
• Equity at exit: $22,713

Cash invested: $73,556 (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: $2,136 high
• Mortgage (P&I): −$1,378
• Tax est. 1.5%: −$328 /mo · $3,940/yr
• Insurance: −$109
• HOA: −$16
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-144

Break-even live

Break-even rent $2,318

Max offer price $241,851

Occupancy floor —

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: $65,675
• Closing costs: $7,881
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	23d	1	0.10mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	23d	1	0.12mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	23d	1	0.14mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	14d	1	0.17mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	14d	1	0.18mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	14d	1	0.59mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	14d	1	1.39mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-18
   days on market $253,490 Active 38 DOM
2. 2026-06-17
   days on market $253,490 Active 37 DOM
3. 2026-06-16
   days on market $253,490 Active 36 DOM
4. 2026-06-15
   days on market $253,490 Active 35 DOM
5. 2026-06-14
   days on market $253,490 Active 33 DOM
6. 2026-06-13
   days on market $253,490 Active 32 DOM
7. 2026-06-10
   days on market $253,490 Active 30 DOM
8. 2026-06-09
   days on market $253,490 Active 29 DOM
9. 2026-06-09
   days on marketlisting id $253,490 Active 28 DOM
10. 2026-06-08
    days on market $253,490 Active 140 DOM
11. 2026-06-07
    days on market $253,490 Active 139 DOM
12. 2026-06-03
    days on market $253,490 Active 135 DOM
13. 2026-06-02
    days on market $253,490 Active 134 DOM
14. 2026-06-01
    days on market $253,490 Active 133 DOM
15. 2026-05-31
    days on market $253,490 Active 132 DOM
16. 2026-05-30
    days on market $253,490 Active 131 DOM
17. 2026-05-06
    status Active
18. 2026-05-06
    price $253,490
19. 2026-05-06
    status Active
20. 2026-05-06
    price $253,490
21. 2026-04-01
    historical
22. 2026-03-25
    historical
23. 2026-03-24
    historical
24. 2026-02-09
    price $258,590
25. 2025-12-15
    listed $257,290 Active
26. 2025-10-23
    listed $257,590 Active

    Show marketing remark (1062 chars)

    MOVE-IN READY INCENTIVES- 6k Your Way- use the monies towards closing costs, options, or a combo of the two The Cedar floor plan by McGuinn Homes offers 1,783 sq. ft. of thoughtfully designed living space featuring 4 bedrooms and 2.5 bathrooms with a functional two-story layout built for modern living. The open-concept main level connects the kitchen, dining, and living areas--ideal for entertaining and everyday life. The kitchen is a true centerpiece, complete with a large center island, breakfast bar, walk-in pantry, and ample storage. Practical design details include a front entry closet and built-in mudroom cubbies to keep life organized. Upstairs, the primary suite serves as a private retreat with a tray ceiling, walk-in shower, dual vanities, private water closet, and a spacious walk-in closet. Three additional, well-sized bedrooms share a full bathroom with dual sinks, offering comfort and convenience for family or guests. The Cedar blends style, space, and functionality, creating a home that works seamlessly for the way you live today.

27. 2025-10-23
    listed $253,490 Active 1062-char remark

    Show marketing remark (1062 chars)

    MOVE-IN READY INCENTIVES- 6k Your Way- use the monies towards closing costs, options, or a combo of the two The Cedar floor plan by McGuinn Homes offers 1,783 sq. ft. of thoughtfully designed living space featuring 4 bedrooms and 2.5 bathrooms with a functional two-story layout built for modern living. The open-concept main level connects the kitchen, dining, and living areas--ideal for entertaining and everyday life. The kitchen is a true centerpiece, complete with a large center island, breakfast bar, walk-in pantry, and ample storage. Practical design details include a front entry closet and built-in mudroom cubbies to keep life organized. Upstairs, the primary suite serves as a private retreat with a tray ceiling, walk-in shower, dual vanities, private water closet, and a spacious walk-in closet. Three additional, well-sized bedrooms share a full bathroom with dual sinks, offering comfort and convenience for family or guests. The Cedar blends style, space, and functionality, creating a home that works seamlessly for the way you live today.

ⓘ 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: $25,631
• − Mortgage interest: −$14,715
• − Property taxes: −$3,940
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$192
• − Depreciation: −$7,642
• Taxable loss: −$6,273
• Est. tax savings @ 24.0%: +$1,506
• After-tax cash flow: $-223/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 move-in ready home offers a modern and well-maintained living space with a good condition score. It is ready for immediate occupancy and can be enhanced with minor updates to further increase its value.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances the home's curb appeal and can make it more attractive to potential buyers.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its rental value.
• Resale Kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's resale value.
• Resale Bathroom updates — Updating bathrooms with modern fixtures and finishes can significantly increase the home's resale value.
• Both Flooring replacement — Replacing worn-out flooring with higher-quality materials can increase both the resale and rental value of the home.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances the home's curb appeal and can make it more attractive to potential buyers. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its rental value. ↑
• Resale Kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's resale value. ↑
• Resale Bathroom updates — Updating bathrooms with modern fixtures and finishes can significantly increase the home's resale value. ↑
• Both Flooring replacement — Replacing worn-out flooring with higher-quality materials can increase both the resale and rental value of the home. ↑

ⓘ 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

-1.6% since first listed

11 events — show timeline

• 2026-05-06 Relisted — Hive MLS
• 2026-05-06 Price Changed $253,490 Hive MLS
• 2026-05-06 Relisted — AMLS
• 2026-05-06 Price Changed $253,490 AMLS
• 2026-04-01 Delisted — AMLS
• 2026-03-25 Listing Removed — Hive MLS
• 2026-03-24 Listing Removed — Hive MLS
• 2026-02-09 Price Changed $258,590 Hive MLS
• 2025-12-15 Listed $257,290 AMLS
• 2025-10-23 Listed $253,490 Hive MLS
• 2025-10-23 Listed $257,590 Hive MLS