816 Delta Ln · Aiken, SC 29801

$249,900

3 bd · 2.5 ba · 1,792 sqft · SingleFamily public records · 60 Days on market

Built 2021 6,098 sqft lot Est $289k · 13% under

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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 +15.3/30.0
• ARV discount +13.5/15.0
• DSCR +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

USDA QUALIFIED!! 100% Financing Available! Hidden Creek C floor plan. STOCK PHOTOS. Two levels with 3 bedrooms, 2.5 baths. Truly an open floor plan w/ Large Great room w/ ceiling fan; eat-in kitchen with granite counters, pantry, recessed lights, beautiful upgraded cabinets w/ crown and pull knobs! The kitchen features a large island for family gathering. Interior flooring is Luxury Vinyl Tile on main level and in the baths/laundry. Owner's suite w/ 2 walk in closets, ceiling fan, boxed ceiling, and private bath with double sinks, garden tub, and separate shower. Laundry room conveniently located on second level. 2-car garage, garage door opener w/ remotes, and sprinkler system. Energy features include R50 attic insulation, Thermal Envelope Air Sealing, Advanced framing techniques, Low VOC paint and carpet, Low E tilt out windows, and more! Stock Photos. Colors and Options will vary - check with Site Agent. Completion date is Sept 2021.

Key facts

• Pantry
• Large eat-in kitchen
• Upgraded cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• LARGE EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETRY
• RECESSED LIGHTING
• PANTRY

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Fiber cement (HardiePlank) exterior finish; Paved road access; Approximately 0.14-acre lot

Interior

• Bedrooms: Master bedroom located on the second floor
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $200k (19.8% below list).
• Recommended offer: $200k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Byrd Elementary (math 28% / reading 36%, grade F, #369 of 597 statewide, top 64%, 657 students, 37% 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 at 51% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 522 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $7k 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 60 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,406 (19.8% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $288,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Mansell Park	0.10mi	3/2.5	1,792 (0%)	3mo	$268,000	$150	93
4427 Hartshorn Cir	0.25mi	3/2.0	1,900 (+6%)	6mo	$308,255	$162	71
4427 Hartshorn Cir	0.25mi	3/2.0	1,900 (+6%)	6mo	$308,255	$162	71
849 Brisbane Ct	0.52mi	3/2.5	1,766 (-2%)	2mo	$269,900	$153	71
828 Brisbane Ct	0.52mi	3/2.5	1,793 (+0%)	7mo	$269,900	$151	70
796 Brisbane Ct	0.49mi	3/2.5	1,766 (-2%)	6mo	$285,000	$161	70
4213 Hartshorn Cir	0.25mi	4/2.5 (+1)	1,889 (+5%)	7mo	$269,900	$143	69
835 Brisbane Ct	0.52mi	3/2.5	1,617 (-10%)	5mo	$249,900	$155	56
816 Brisbane Ct	0.50mi	3/2.5	1,617 (-10%)	7mo	$260,000	$161	55
760 Brisbane Ct	0.48mi	3/2.5	2,001 (+12%)	6mo	$302,900	$151	53
801 Brisbane Ct	0.50mi	3/2.5	1,560 (-13%)	6mo	$269,900	$173	50
3165 St. Charles Ave	0.66mi	3/2.0	1,527 (-15%)	6mo	$253,000	$166	37

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-30,559
• Equity at exit: $37,261

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,449
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $91

Break-even live

Break-even rent $1,889

Max offer price $249,900

Occupancy floor 90%

Sensitivity live

Price	-10% $233	-5% $162	+0% $91	+5% $20	+10% $-50
Rent	-10% $-67	-5% $12	+0% $91	+5% $170	+10% $250
Rate	-1.0pp $217	-0.5pp $155	base $91	+0.5pp $26	+1.0pp $-39

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Delta Ln Unit 860 Aiken, SC	4.0	4.0	2336	$2,100	$0.90	15d	1	0.08mi
293 Mansell Park Aiken, SC	4.0	2.5	2386	$2,250	$0.94	23d	1	0.09mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	23d	1	0.13mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	25d	1	0.16mi
203 Bobwhite Dr Aiken, SC	3.0	2.0	1334	$1,595	$1.20	15d	1	0.32mi
8034 Macbean Loop Aiken, SC	1.0–3.0	1.0–2.0	1034	$1,745	$1.69	15d	47	0.55mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	23d	1	0.60mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	23d	1	0.73mi
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	15d	1	0.82mi

Listing history 23 events

1. 2026-06-21
   days on market $249,900 Active 60 DOM
2. 2026-06-18
   days on market $249,900 Active 57 DOM
3. 2026-06-17
   days on market $249,900 Active 56 DOM
4. 2026-06-16
   days on market $249,900 Active 55 DOM
5. 2026-06-15
   days on market $249,900 Active 54 DOM
6. 2026-06-14
   days on market $249,900 Active 52 DOM
7. 2026-06-13
   days on market $249,900 Active 51 DOM
8. 2026-06-10
   days on market $249,900 Active 49 DOM
9. 2026-06-09
   days on market $249,900 Active 48 DOM
10. 2026-06-08
    days on market $249,900 Active 47 DOM
11. 2026-06-07
    days on market $249,900 Active 46 DOM
12. 2026-06-03
    days on market $249,900 Active 42 DOM
13. 2026-06-02
    days on market $249,900 Active 41 DOM
14. 2026-06-01
    days on market $249,900 Active 40 DOM
15. 2026-05-31
    days on market $249,900 Active 39 DOM
16. 2026-05-30
    days on market $249,900 Active 38 DOM
17. 2026-04-22
    listed $249,900 Active
18. 2021-09-28
    soldstatus $225,842 954-char remark

    Show marketing remark (978 chars)

    USDA QUALIFIED!! 100% Financing Available! New to Trolley Run for 2021: The Hidden Creek floor plan - Elevation C. Two level affordable starter home features Large Family room w/ ceiling fan. Open concept plan with a view of Large eat-in kitchen with granite counters, pantry, recessed lights, beautiful upgraded cabinets w/ crown and pull knobs, and dining room area! Features Luxury Vinyl Tile flooring throughout main living area and bathrooms/laundry. Bedrooms are carpeted. Owner's suite w/ ceiling fan, boxed ceiling, two walk in closets & private bathroom with double sinks, garden tub, and separate shower. Spacious laundry room on second level. Garage door opener w/ remotes, and sprinkler system. Energy features include R50 attic insulation, Thermal Envelope Air Sealing, Advanced framing techniques, Low VOC paint / carpet, Low E tilt out windows, and more! Stock Photos. Colors and Options will vary - check with Site Agent. Est completion date Sept 2021.

19. 2021-09-28
    soldstatus $225,842 978-char remark

    Show marketing remark (978 chars)

    USDA QUALIFIED!! 100% Financing Available! New to Trolley Run for 2021: The Hidden Creek floor plan - Elevation C. Two level affordable starter home features Large Family room w/ ceiling fan. Open concept plan with a view of Large eat-in kitchen with granite counters, pantry, recessed lights, beautiful upgraded cabinets w/ crown and pull knobs, and dining room area! Features Luxury Vinyl Tile flooring throughout main living area and bathrooms/laundry. Bedrooms are carpeted. Owner's suite w/ ceiling fan, boxed ceiling, two walk in closets & private bathroom with double sinks, garden tub, and separate shower. Spacious laundry room on second level. Garage door opener w/ remotes, and sprinkler system. Energy features include R50 attic insulation, Thermal Envelope Air Sealing, Advanced framing techniques, Low VOC paint / carpet, Low E tilt out windows, and more! Stock Photos. Colors and Options will vary - check with Site Agent. Est completion date Sept 2021.

20. 2021-09-28
    soldstatus $225,842

    Show marketing remark (978 chars)

    USDA QUALIFIED!! 100% Financing Available! New to Trolley Run for 2021: The Hidden Creek floor plan - Elevation C. Two level affordable starter home features Large Family room w/ ceiling fan. Open concept plan with a view of Large eat-in kitchen with granite counters, pantry, recessed lights, beautiful upgraded cabinets w/ crown and pull knobs, and dining room area! Features Luxury Vinyl Tile flooring throughout main living area and bathrooms/laundry. Bedrooms are carpeted. Owner's suite w/ ceiling fan, boxed ceiling, two walk in closets & private bathroom with double sinks, garden tub, and separate shower. Spacious laundry room on second level. Garage door opener w/ remotes, and sprinkler system. Energy features include R50 attic insulation, Thermal Envelope Air Sealing, Advanced framing techniques, Low VOC paint / carpet, Low E tilt out windows, and more! Stock Photos. Colors and Options will vary - check with Site Agent. Est completion date Sept 2021.

21. 2021-05-27
    listed $225,842 954-char remark

    Show marketing remark (954 chars)

    USDA QUALIFIED!! 100% Financing Available! Hidden Creek C floor plan. STOCK PHOTOS. Two levels with 3 bedrooms, 2.5 baths. Truly an open floor plan w/ Large Great room w/ ceiling fan; eat-in kitchen with granite counters, pantry, recessed lights, beautiful upgraded cabinets w/ crown and pull knobs! The kitchen features a large island for family gathering. Interior flooring is Luxury Vinyl Tile on main level and in the baths/laundry. Owner's suite w/ 2 walk in closets, ceiling fan, boxed ceiling, and private bath with double sinks, garden tub, and separate shower. Laundry room conveniently located on second level. 2-car garage, garage door opener w/ remotes, and sprinkler system. Energy features include R50 attic insulation, Thermal Envelope Air Sealing, Advanced framing techniques, Low VOC paint and carpet, Low E tilt out windows, and more! Stock Photos. Colors and Options will vary - check with Site Agent. Completion date is Sept 2021.

22. 2021-04-09
    listed $221,842 978-char remark

    Show marketing remark (978 chars)

    USDA QUALIFIED!! 100% Financing Available! New to Trolley Run for 2021: The Hidden Creek floor plan - Elevation C. Two level affordable starter home features Large Family room w/ ceiling fan. Open concept plan with a view of Large eat-in kitchen with granite counters, pantry, recessed lights, beautiful upgraded cabinets w/ crown and pull knobs, and dining room area! Features Luxury Vinyl Tile flooring throughout main living area and bathrooms/laundry. Bedrooms are carpeted. Owner's suite w/ ceiling fan, boxed ceiling, two walk in closets & private bathroom with double sinks, garden tub, and separate shower. Spacious laundry room on second level. Garage door opener w/ remotes, and sprinkler system. Energy features include R50 attic insulation, Thermal Envelope Air Sealing, Advanced framing techniques, Low VOC paint / carpet, Low E tilt out windows, and more! Stock Photos. Colors and Options will vary - check with Site Agent. Est completion date Sept 2021.

23. 2021-04-09
    listed $221,842

    Show marketing remark (978 chars)

    USDA QUALIFIED!! 100% Financing Available! New to Trolley Run for 2021: The Hidden Creek floor plan - Elevation C. Two level affordable starter home features Large Family room w/ ceiling fan. Open concept plan with a view of Large eat-in kitchen with granite counters, pantry, recessed lights, beautiful upgraded cabinets w/ crown and pull knobs, and dining room area! Features Luxury Vinyl Tile flooring throughout main living area and bathrooms/laundry. Bedrooms are carpeted. Owner's suite w/ ceiling fan, boxed ceiling, two walk in closets & private bathroom with double sinks, garden tub, and separate shower. Spacious laundry room on second level. Garage door opener w/ remotes, and sprinkler system. Energy features include R50 attic insulation, Thermal Envelope Air Sealing, Advanced framing techniques, Low VOC paint / carpet, Low E tilt out windows, and more! Stock Photos. Colors and Options will vary - check with Site Agent. Est completion date Sept 2021.

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$496/yr (+$41/mo · 53.5%)

ⓘ 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 5/10 Major
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,049
• − Mortgage interest: −$13,998
• − Property taxes: −$928
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$7,270
• Taxable loss: −$3,245
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $1,874/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

• 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

+12.6% since first listed

7 events — show timeline

• 2026-04-22 Listed $249,900 Consolidated MLS
• 2021-09-28 Sold (MLS) $225,842 Hive MLS
• 2021-09-28 Sold (MLS) $225,842 Hive MLS
• 2021-09-28 Sold (MLS) $225,842 AMLS
• 2021-05-27 Listed $225,842 AMLS
• 2021-04-09 Listed $221,842 Hive MLS
• 2021-04-09 Listed $221,842 Hive MLS

Property tax history

+0.8%/yr

Latest (2025): $928 · +0.0% YoY. Source: county tax records.