320 Williamsburg St NE · Aiken, SC 29801

$125,000

3 bd · 2.0 ba · 2,095 sqft · SingleFamily public records · 36 Days on market

Built 1952 0.28 ac lot ↓ 32% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper with a unique circular driveway, solid brick on 3 sides of the property, partially fenced rear yard with an underground bunker (condition unknown). Rear had an inground pool - not used in decades. Roof collapse in rear and fire damage in front at fireplace. Heating/cooling systems need to be replaced. Full house rehab, bring all offers along with your favorite contractor and a flashlight. Let's bring this Sleeping Beauty back to life!

Key facts

• Solid brick
• Underground bunker
• Inground pool

Tags

• CIRCULAR DRIVEWAY
• SOLID BRICK
• PARTIALLY FENCED REAR YARD
• UNDERGROUND BUNKER
• INGROUND POOL

Property features AI

Exterior

• Parking: Six parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Lot is approximately 0.28 acres; Paved road access; Located on Lot 3
• Construction: Crawlspace foundation
• Exterior features: Partial brick exterior above the foundation; Private pool

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: 2,075 heated square feet
• Interior features: One wood-burning fireplace
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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); Schofield Middle (math 18% / reading 30%, grade F, #167 of 229 statewide, top 74%, 401 students, 100% FRL); Aiken High (math 19% / reading 84%, grade D+, #146 of 196 statewide, top 75%, 1,195 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 522 active listings in the ZIP; 6 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).
• This rent runs 39% 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 $864 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $259,780
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 NE Williamsburg St	0.00mi	3/2.0	2,095 (0%)	1mo	$100,000	$48	99
452 Marlboro St NE	0.21mi	3/1.5	2,156 (+3%)	8mo	$157,250	$73	77
511 Marlboro St NE	0.25mi	3/2.5	1,816 (-13%)	1mo	$225,000	$124	63
206 Edgefield Ave NE	0.60mi	4/2.5 (+1)	2,067 (-1%)	4mo	$410,000	$198	60
709 Edrie St NE	0.58mi	3/1.5	2,084 (-0%)	14mo	$163,000	$78	58
727 Park Ave SE #0	0.53mi	3/3.0	1,859 (-11%)	1mo	$460,000	$247	51
240 Chesterfield St N	0.69mi	3/3.0	2,225 (+6%)	4mo	$368,000	$165	50
331 NE Kershaw St	0.39mi	4/3.0 (+1)	2,322 (+11%)	6mo	$220,000	$95	50
912 Colleton Ave SE	0.61mi	4/3.0 (+1)	1,988 (-5%)	16mo	$700,000	$352	41
721 Park Ave SE	0.54mi	4/2.0 (+1)	1,935 (-8%)	23mo	$460,000	$238	38
654 E Camellia ST St N	0.42mi	4/2.5 (+1)	1,821 (-13%)	18mo	$132,500	$73	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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.80×
• Total profit: $28,087
• Equity at exit: $18,638

10-year hold

• IRR: 29.0%
• Equity multiple: 3.83×
• Total profit: $99,172
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$656
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $694

Break-even live

Break-even rent $1,081

Max offer price $125,000

Occupancy floor 60%

Sensitivity live

Price	-10% $764	-5% $729	+0% $694	+5% $658	+10% $623
Rent	-10% $539	-5% $616	+0% $694	+5% $771	+10% $848
Rate	-1.0pp $757	-0.5pp $725	base $694	+0.5pp $661	+1.0pp $628

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Williamsburg St Aiken, SC	3.0	2.0	2704	$1,800	$0.67	15d	1	0.22mi
524 Colleton Ave SE Aiken, SC	2.0	2.0	1411	$1,695	$1.20	15d	1	0.66mi
223 Edgefield Ave NW Aiken, SC	3.0	2.0	1900	$2,600	$1.37	15d	1	0.85mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	15d	1	1.01mi
461 E Boundary Ave SE Aiken, SC	2.0	2.0	1500	$2,100	$1.40	25d	1	1.02mi
301 Jehossee Dr SE Aiken, SC	3.0	2.0	1437	$1,590	$1.11	22d	1	1.49mi

Listing history 9 events

1. 2026-05-20
   status Pending 450-char remark

   Show marketing remark (450 chars)

   Fixer upper with a unique circular driveway, solid brick on 3 sides of the property, partially fenced rear yard with an underground bunker (condition unknown). Rear had an inground pool - not used in decades. Roof collapse in rear and fire damage in front at fireplace. Heating/cooling systems need to be replaced. Full house rehab, bring all offers along with your favorite contractor and a flashlight. Let's bring this Sleeping Beauty back to life!

2. 2026-05-11
   historical
3. 2026-05-08
   historical Active Under Contract
4. 2026-05-08
   status Pending
5. 2026-04-02
   listed $125,000 Active 450-char remark

   Show marketing remark (450 chars)

   Fixer upper with a unique circular driveway, solid brick on 3 sides of the property, partially fenced rear yard with an underground bunker (condition unknown). Rear had an inground pool - not used in decades. Roof collapse in rear and fire damage in front at fireplace. Heating/cooling systems need to be replaced. Full house rehab, bring all offers along with your favorite contractor and a flashlight. Let's bring this Sleeping Beauty back to life!

6. 2026-04-02
   listed $125,000 Active

   Show marketing remark (450 chars)

   Fixer upper with a unique circular driveway, solid brick on 3 sides of the property, partially fenced rear yard with an underground bunker (condition unknown). Rear had an inground pool - not used in decades. Roof collapse in rear and fire damage in front at fireplace. Heating/cooling systems need to be replaced. Full house rehab, bring all offers along with your favorite contractor and a flashlight. Let's bring this Sleeping Beauty back to life!

7. 2026-04-02
   listed $125,000 Active

   Show marketing remark (450 chars)

   Fixer upper with a unique circular driveway, solid brick on 3 sides of the property, partially fenced rear yard with an underground bunker (condition unknown). Rear had an inground pool - not used in decades. Roof collapse in rear and fire damage in front at fireplace. Heating/cooling systems need to be replaced. Full house rehab, bring all offers along with your favorite contractor and a flashlight. Let's bring this Sleeping Beauty back to life!

8. 2026-03-18
   price $125,000
9. 2026-03-06
   listed $185,000 Active

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $23,508
• − Mortgage interest: −$7,002
• − Property taxes: −$1,757
• − Insurance: −$625
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$3,636
• Taxable income: $6,726
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $6,709/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

-32.4% since first listed

9 events — show timeline

• 2026-05-20 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-08 Contingent — AMLS
• 2026-05-08 Pending — Consolidated MLS
• 2026-04-02 Listed $125,000 Consolidated MLS
• 2026-04-02 Listed $125,000 Hive MLS
• 2026-04-02 Listed $125,000 Hive MLS
• 2026-03-18 Price Changed $125,000 AMLS
• 2026-03-06 Listed $185,000 AMLS

Property tax history

+8.3%/yr

Latest (2025): $1,757 · +150.0% YoY. Source: county tax records.