5248 Cobalt Falls Bnd · Aiken, SC 29801

$274,990

5 bd · 3.0 ba · 2,600 sqft · SingleFamily · 66 Days on market

Built 2026 Good condition 8,363 sqft lot ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Jackson Plan from our Liberty Series is where style meets functionality, offering a spacious design perfect for growing households. This 2-story home features 5 bedrooms, 3 bathrooms, a 2-car garage, and 2,600 square feet of thoughtfully crafted living space. As you enter, you'll find a main-level bedroom with a walk-in closet and a full bathroom -- ideal for guests. Continue down the hall to the dining area, which sits perfectly between the well-appointed kitchen and the inviting family room, creating an ideal space for gathering and entertaining. Upstairs, the primary suite is your private retreat, complete with a walk-in closet and an en suite bathroom. The upper level also feat

Key facts

• 8,363 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence; Two levels; New construction; Residential property
• Construction: Built by National HomeCorp; Frame construction with vinyl siding; Shingle (asphalt) roof; Slab foundation; Home warranty included
• Exterior features: Patio; Level lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal; Electric water heater
• Bedrooms: Total of 9 rooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Kitchen island; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $274,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,600.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (17.3% below list).
• Recommended offer: $227k (17.3% below list) — sets the bar for 1% rule.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• At $2,274/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 1260% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 66 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,357 (17.3% 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 66 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $327,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
698 Shumard Oak Pl NW	0.40mi	5/2.5	2,576 (-1%)	6mo	$319,900	$124	73
5938 Cobalt Fls Bnd	0.20mi	5/3.0	2,334 (-10%)	7mo	$278,990	$120	68
7182 Foggy River Dr	0.27mi	5/2.5	2,459 (-5%)	12mo	$311,400	$127	66
7044 Mongolian Oak Dr NW	0.33mi	4/2.5 (-1)	2,574 (-1%)	13mo	$325,000	$126	65
438 Narrow Bridge Ct	0.17mi	5/2.5	2,230 (-14%)	2mo	$279,900	$126	64
438 Narrow Bridge Ct	0.17mi	5/2.5	2,230 (-14%)	2mo	$279,900	$126	64
210 NW Shingle Oak Garden Gdn	0.45mi	5/3.0	2,433 (-6%)	7mo	$303,968	$125	63
9178 Wafer Ash Bnd NW	0.46mi	4/2.5 (-1)	2,574 (-1%)	14mo	$319,779	$124	59
220 NW Shingle Oak Garden Gdn	0.46mi	5/3.0	2,273 (-13%)	1mo	$279,990	$123	56
9027 Wafer Ash Bnd NW	0.42mi	4/2.5 (-1)	2,341 (-10%)	14mo	$334,900	$143	46
9212 Wafer Ash Bnd NW	0.43mi	5/3.0	2,225 (-14%)	13mo	$319,900	$144	45
421 Tasmanian Oak Aly NW	0.41mi	5/3.0	2,225 (-14%)	15mo	$322,105	$145	44

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: -24.6%
• Equity multiple: 0.15×
• Total profit: $-78,040
• Equity at exit: $48,846

10-year hold

• IRR: -15.1%
• Equity multiple: 0.07×
• Total profit: $-85,602
• Equity at exit: $28,325

Cash invested: $91,728 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,718
• Tax est. 1.5%: −$410 /mo · $4,914/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-468

Break-even live

Break-even rent $2,866

Max offer price $259,901

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: $81,900
• Closing costs: $9,828
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	23d	1	0.15mi
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	23d	1	0.19mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	23d	1	0.20mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	14d	1	0.27mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	14d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $274,990 Active 66 DOM
2. 2026-06-17
   pricedays on market $274,990 Active 65 DOM
3. 2026-06-16
   days on market $280,990 Active 64 DOM
4. 2026-06-15
   days on market $280,990 Active 63 DOM
5. 2026-06-14
   days on market $280,990 Active 61 DOM
6. 2026-06-13
   days on market $280,990 Active 60 DOM
7. 2026-06-10
   days on market $280,990 Active 58 DOM
8. 2026-06-09
   days on market $280,990 Active 57 DOM
9. 2026-06-08
   days on market $280,990 Active 56 DOM
10. 2026-06-07
    days on market $280,990 Active 55 DOM
11. 2026-06-03
    days on market $280,990 Active 51 DOM
12. 2026-06-02
    days on market $280,990 Active 50 DOM
13. 2026-06-01
    days on market $280,990 Active 49 DOM
14. 2026-05-31
    days on market $280,990 Active 48 DOM
15. 2026-05-30
    days on market $280,990 Active 47 DOM
16. 2026-05-09
    price $280,990
17. 2026-04-13
    listed $294,990 Active

ⓘ 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: $27,283
• − Mortgage interest: −$18,351
• − Property taxes: −$4,914
• − Insurance: −$1,638
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$9,530
• Taxable loss: −$11,515
• Est. tax savings @ 24.0%: +$2,764
• After-tax cash flow: $-2,851/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2-story home in the Liberty Series is in excellent condition with a spacious design and 5 bedrooms. It's move-in ready with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Install smart home technology — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home technology — Enhances convenience and adds value ↑

ⓘ 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

-4.7% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $280,990 AMLS
• 2026-04-13 Listed $294,990 AMLS