969 Silent Barge Cv #267 · Aiken, SC 29801

$249,790

4 bd · 2.5 ba · 1,783 sqft · SingleFamily · 179 Days on market

Built 2026 Good condition 2-car garage $140/sqft · at area comps Est $262k · at est.

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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 +12.8/30.0
• ARV discount +9.6/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

$10k Price Reduction! Move-In Ready! Step inside the Cedar and you'll find 4 bedrooms, 2.5 bathrooms, and 1,783 square feet of beautifully designed space that makes everyday living feel easy. From the foyer, the home opens up into the main living area where the great room flows directly into the kitchen and dining space. The kitchen features a large island that's perfect for quick meals, meal prep, or gathering with others throughout the day, along with a corner pantry that keeps everything organized and within reach. Just off the dining area, step outside to the patio-perfect for grilling, enjoying fresh air, or relaxing after a long day.

Key facts

• Walk-in closet
• Corner pantry
• Large island

Tags

• GREAT ROOM
• LARGE ISLAND
• CORNER PANTRY
• PATIO
• ENSUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-285/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.7% below list).
• Recommended offer: $216k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% 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: North Aiken Elementary (math 12% / reading 19%, grade F, #539 of 597 statewide, top 91%, 466 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); 687 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 179 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,508 (13.7% 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 179 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $261,947
• List price: $249,790
• Delta: -4.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Silent Barge Cv	0.05mi	4/2.5	1,783 (0%)	10mo	$254,900	$143	89
5668 Cobalt Fls Bnd	0.16mi	3/2.0 (-1)	1,700 (-5%)	0mo	$260,790	$153	78
962 Silent Barge Cove Cv	0.03mi	3/2.5 (-1)	1,649 (-8%)	7mo	$252,000	$153	75
659 Downstream Ct	0.08mi	4/2.5	2,002 (+12%)	1mo	$226,990	$113	75
493 Narrow Bridge Ct	0.11mi	3/2.0 (-1)	1,750 (-2%)	12mo	$289,900	$166	74
7158 Foggy River Dr	0.14mi	4/2.5	1,923 (+8%)	10mo	$269,900	$140	72
852 Silent Barge Cv	0.10mi	3/2.5 (-1)	1,883 (+6%)	12mo	$258,290	$137	71
127 English Oak Ln	0.47mi	4/2.0	1,816 (+2%)	3mo	$349,000	$192	70
7136 Foggy River Dr	0.13mi	4/2.5	1,967 (+10%)	9mo	$274,400	$140	70
126 English Oak Ln	0.53mi	4/2.0	1,880 (+5%)	0mo	$344,900	$183	64
246 NW Shingle Oak Garden Gdn	0.60mi	4/2.0	1,852 (+4%)	11mo	$274,990	$148	55
234 NW Shingle Oak Garden Gdn	0.58mi	4/3.0	1,998 (+12%)	12mo	$289,990	$145	40

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-37,397
• Equity at exit: $37,245

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-14,868
• Equity at exit: $21,597

Cash invested: $69,941 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 26 under contract
• Months of supply: 30.7 mo (3%/mo absorbed)
• Median asking: $260,390 ($148/sqft)
• Median days on market: 104 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29801

• Rents YoY: 5.1%
• Active inventory: 687
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,310
• Tax est. 1.5%: −$312 /mo · $3,747/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-24

Break-even live

Break-even rent $2,185

Max offer price $246,356

Occupancy floor 96%

Sensitivity live

Price	-10% $149	-5% $63	+0% $-24	+5% $-110	+10% $-196
Rent	-10% $-194	-5% $-109	+0% $-24	+5% $61	+10% $147
Rate	-1.0pp $102	-0.5pp $40	base $-24	+0.5pp $-88	+1.0pp $-154

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: $62,448
• Closing costs: $7,494
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
464 Narrow Bridge Ct Aiken, SC	3.0	2.5	1420	$1,920	$1.35	6d	1	0.07mi
7105 Foggy River Dr Aiken, SC	4.0	2.5	1967	$2,065	$1.05	6d	1	0.08mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	119d	1	0.09mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	119d	1	0.09mi
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	119d	1	0.09mi
630 Downstream Ct Aiken, SC	5.0	2.5	2408	$2,290	$0.95	6d	1	0.10mi
147 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	6d	1	0.10mi
7321 Foggy River Dr Aiken, SC	4.0	2.5	1923	$2,035	$1.06	6d	1	0.11mi
123 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	5d	1	0.12mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	110d	1	0.12mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	110d	1	0.13mi
117 Williams Ln Aiken, SC	4.0	2.5	1923	$1,995	$1.04	6d	1	0.13mi
5744 Cobalt Falls Bnd Aiken, SC	4.0	2.5	2075	$2,175	$1.05	0d	1	0.14mi
5057 Needle Palm Rd NW Aiken, SC	4.0	2.5	1665	$2,075	$1.25	6d	1	0.44mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	110d	1	0.63mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	110d	1	1.37mi
1061B Pinecrest Ave NW Unit A Aiken, SC	3.0	2.0	1350	$1,600	$1.19	6d	1	1.41mi

Property features AI

Finance

• Other: Located at 969 Silent Barge Cv #267, Aiken, SC 29801Plan name: Cedar BInventory type: Spec
• Financial info: List price $260,790

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residence (Cedar B plan)Active listing

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Cedar B plan)Living area approx. 1,783

Listing history 50 events

1. 2026-09-21
   days on market $249,790 Active 179 DOM
2. 2026-09-20
   days on market $249,790 Active 178 DOM
3. 2026-09-19
   days on market $249,790 Active 177 DOM
4. 2026-09-18
   days on market $249,790 Active 176 DOM
5. 2026-09-17
   days on market $249,790 Active 175 DOM
6. 2026-09-16
   days on market $249,790 Active 174 DOM
7. 2026-09-15
   days on market $249,790 Active 173 DOM
8. 2026-09-14
   days on market $249,790 Active 172 DOM
9. 2026-09-13
   days on market $249,790 Active 171 DOM
10. 2026-09-12
    pricedays on market $249,790 Active 170 DOM
11. 2026-09-11
    days on market $260,790 Active 169 DOM
12. 2026-09-05
    days on market $260,790 Active 163 DOM
13. 2026-09-04
    days on market $260,790 Active 162 DOM
14. 2026-09-03
    days on market $260,790 Active 161 DOM
15. 2026-08-31
    days on market $260,790 Active 158 DOM
16. 2026-08-30
    days on market $260,790 Active 157 DOM
17. 2026-08-29
    days on market $260,790 Active 156 DOM
18. 2026-08-28
    days on market $260,790 Active 155 DOM
19. 2026-08-27
    days on market $260,790 Active 154 DOM
20. 2026-08-26
    days on market $260,790 Active 153 DOM
21. 2026-08-25
    days on market $260,790 Active 152 DOM
22. 2026-08-24
    days on market $260,790 Active 151 DOM
23. 2026-08-23
    days on market $260,790 Active 150 DOM
24. 2026-08-22
    days on market $260,790 Active 149 DOM
25. 2026-08-21
    days on market $260,790 Active 148 DOM
26. 2026-08-20
    days on market $260,790 Active 147 DOM
27. 2026-08-19
    days on market $260,790 Active 146 DOM
28. 2026-08-18
    days on market $260,790 Active 145 DOM
29. 2026-08-17
    days on market $260,790 Active 144 DOM
30. 2026-08-16
    days on market $260,790 Active 143 DOM
31. 2026-08-15
    days on market $260,790 Active 142 DOM
32. 2026-08-14
    days on market $260,790 Active 141 DOM
33. 2026-08-13
    days on market $260,790 Active 140 DOM
34. 2026-08-12
    days on market $260,790 Active 139 DOM
35. 2026-08-11
    days on market $260,790 Active 138 DOM
36. 2026-08-10
    days on market $260,790 Active 137 DOM
37. 2026-08-09
    days on market $260,790 Active 136 DOM
38. 2026-08-08
    days on market $260,790 Active 135 DOM
39. 2026-08-07
    days on market $260,790 Active 134 DOM
40. 2026-08-06
    days on market $260,790 Active 133 DOM
41. 2026-08-05
    days on market $260,790 Active 132 DOM
42. 2026-08-04
    days on market $260,790 Active 131 DOM
43. 2026-08-03
    days on market $260,790 Active 130 DOM
44. 2026-07-31
    days on market $260,790 Active 127 DOM
45. 2026-07-29
    days on market $260,790 Active 125 DOM
46. 2026-07-27
    days on market $260,790 Active 123 DOM
47. 2026-07-25
    days on market $260,790 Active 121 DOM
48. 2026-07-24
    days on market $260,790 Active 120 DOM
49. 2026-07-23
    days on market $260,790 Active 119 DOM
50. 2026-07-22
    days on market $260,790 Active 118 DOM

ⓘ 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: $25,861
• − Mortgage interest: −$13,992
• − Property taxes: −$3,747
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$7,267
• Taxable loss: −$4,531
• Est. tax savings @ 24.0%: +$1,088
• After-tax cash flow: $803/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 None rehab

This move-in ready home features a modern kitchen, well-maintained exterior, and fresh interior paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modern appliances improve functionality and appeal to potential buyers ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary North Aiken Elementary F SC #539/597 Nat'l #36,161/41,679 High Aiken High D+ SC #146/196 Nat'l #5,269/17,239

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

C Composite livability gradescore 67/100

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 · 178,003 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: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Located at 969 Silent Barge Cv #267, Aiken, SC 29801Plan name: Cedar BInventory type: Spec
• Financial info: List price $260,790

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residence (Cedar B plan)Active listing

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Cedar B plan)Living area approx. 1,783