969 Silent Barge Cv #267 · Aiken, SC 29801

$260,790

4 bd · 2.5 ba · 1,783 sqft · SingleFamily · 135 Days on market

Built 2026 Good condition 2-car garage $146/sqft · at area comps Est $263k · 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 +11.0/30.0
• ARV discount +8.0/15.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

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 $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (17.9% below list).
• Recommended offer: $214k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% 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); 610 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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 135 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,096 (17.9% 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 135 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $263,496
• List price: $260,790
• Delta: -1.03%
• 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%)	9mo	$254,900	$143	90
962 Silent Barge Cove Cv	0.03mi	3/2.5 (-1)	1,649 (-8%)	5mo	$252,000	$153	76
493 Narrow Bridge Ct	0.11mi	3/2.0 (-1)	1,750 (-2%)	11mo	$289,900	$166	76
7158 Foggy River Dr	0.14mi	4/2.5	1,923 (+8%)	8mo	$269,900	$140	74
852 Silent Barge Cv	0.10mi	3/2.5 (-1)	1,883 (+6%)	10mo	$258,290	$137	73
127 English Oak Ln	0.47mi	4/2.0	1,816 (+2%)	1mo	$349,000	$192	72
7136 Foggy River Dr	0.13mi	4/2.5	1,967 (+10%)	7mo	$274,400	$140	71
5928 Cobalt Fls Bnd	0.14mi	3/2.0 (-1)	1,700 (-5%)	11mo	$257,622	$152	69
487 Narrow Bridge Ct	0.08mi	3/2.0 (-1)	1,564 (-12%)	12mo	$269,900	$173	59
246 NW Shingle Oak Garden Gdn	0.60mi	4/2.0	1,852 (+4%)	9mo	$274,990	$148	56
9222 Wafer Ash Bnd NW	0.54mi	4/2.5	1,889 (+6%)	12mo	$284,900	$151	55
234 NW Shingle Oak Garden Gdn	0.58mi	4/3.0	1,998 (+12%)	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: -17.0%
• Equity multiple: 0.39×
• Total profit: $-44,761
• Equity at exit: $38,885

10-year hold

• IRR: -5.5%
• Equity multiple: 0.61×
• Total profit: $-28,558
• Equity at exit: $22,548

Cash invested: $73,021 (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: 47 active · 17 under contract
• Months of supply: 35.2 mo (3%/mo absorbed)
• Median asking: $261,290 ($149/sqft)
• Median days on market: 89 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: -0.6% 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: 610
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,368
• Tax est. 1.5%: −$326 /mo · $3,912/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-111

Break-even live

Break-even rent $2,281

Max offer price $244,743

Occupancy floor —

Sensitivity live

Price	-10% $69	-5% $-21	+0% $-111	+5% $-201	+10% $-291
Rent	-10% $-280	-5% $-195	+0% $-111	+5% $-26	+10% $58
Rate	-1.0pp $20	-0.5pp $-45	base $-111	+0.5pp $-178	+1.0pp $-247

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: $65,198
• Closing costs: $7,824
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	72d	1	0.09mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	72d	1	0.09mi
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	72d	1	0.09mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	63d	1	0.12mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	63d	1	0.13mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	63d	1	0.63mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	63d	1	1.37mi

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. 2026-08-08
   days on market $260,790 Active 135 DOM
2. 2026-08-07
   days on market $260,790 Active 134 DOM
3. 2026-08-06
   days on market $260,790 Active 133 DOM
4. 2026-08-05
   days on market $260,790 Active 132 DOM
5. 2026-08-04
   days on market $260,790 Active 131 DOM
6. 2026-08-03
   days on market $260,790 Active 130 DOM
7. 2026-07-31
   days on market $260,790 Active 127 DOM
8. 2026-07-29
   days on market $260,790 Active 125 DOM
9. 2026-07-27
   days on market $260,790 Active 123 DOM
10. 2026-07-25
    days on market $260,790 Active 121 DOM
11. 2026-07-24
    days on market $260,790 Active 120 DOM
12. 2026-07-23
    days on market $260,790 Active 119 DOM
13. 2026-07-22
    days on market $260,790 Active 118 DOM
14. 2026-07-21
    days on market $260,790 Active 117 DOM
15. 2026-07-18
    days on market $260,790 Active 114 DOM
16. 2026-07-16
    days on market $260,790 Active 112 DOM
17. 2026-07-16
    days on market $260,790 Active 111 DOM
18. 2026-07-14
    days on market $260,790 Active 110 DOM
19. 2026-07-14
    days on market $260,790 Active 109 DOM
20. 2026-07-12
    days on market $260,790 Active 108 DOM
21. 2026-07-11
    days on market $260,790 Active 107 DOM
22. 2026-07-10
    days on market $260,790 Active 106 DOM
23. 2026-07-09
    days on market $260,790 Active 105 DOM
24. 2026-07-08
    days on market $260,790 Active 104 DOM
25. 2026-07-07
    days on market $260,790 Active 103 DOM
26. 2026-07-06
    days on market $260,790 Active 102 DOM
27. 2026-07-05
    days on market $260,790 Active 101 DOM
28. 2026-07-04
    days on market $260,790 Active 100 DOM
29. 2026-07-03
    days on market $260,790 Active 99 DOM
30. 2026-07-02
    days on market $260,790 Active 98 DOM
31. 2026-07-01
    days on market $260,790 Active 97 DOM
32. 2026-06-30
    days on market $260,790 Active 96 DOM
33. 2026-06-29
    days on market $260,790 Active 95 DOM
34. 2026-06-28
    days on market $260,790 Active 94 DOM
35. 2026-06-28
    days on market $260,790 Active 93 DOM
36. 2026-06-27
    days on market $260,790 Active 92 DOM
37. 2026-06-25
    days on market $260,790 Active 90 DOM
38. 2026-06-23
    days on market $260,790 Active 88 DOM
39. 2026-06-21
    days on market $260,790 Active 87 DOM
40. 2026-06-18
    days on market $260,790 Active 84 DOM
41. 2026-06-17
    days on market $260,790 Active 83 DOM
42. 2026-06-16
    days on market $260,790 Active 82 DOM
43. 2026-06-15
    days on market $260,790 Active 81 DOM
44. 2026-06-14
    days on market $260,790 Active 79 DOM
45. 2026-06-09
    days on market $260,790 Active 78 DOM
46. 2026-06-08
    days on market $260,790 Active 77 DOM
47. 2026-06-07
    days on market $260,790 Active 76 DOM
48. 2026-06-03
    days on market $260,790 Active 72 DOM
49. 2026-06-02
    days on market $260,790 Active 71 DOM
50. 2026-06-01
    days on market $260,790 Active 70 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: $25,692
• − Mortgage interest: −$14,608
• − Property taxes: −$3,912
• − Insurance: −$1,304
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$7,587
• Taxable loss: −$5,830
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $68/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