146 Charleston Row Blvd · Aiken, SC 29803

$189,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 9 Days on market

Built 1996 4,356 sqft lot Est $240k · 21% under

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Why this score? — see what drove the C 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

Key facts

• 4,356 sq ft lot
• Built 1996
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $168k (11.3% below list).
• Recommended offer: $168k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Chukker Creek Elementary (math 51% / reading 55%, grade C, #138 of 597 statewide, top 24%, 664 students, 30% FRL); Schofield Middle (math 18% / reading 30%, grade F, #167 of 229 statewide, top 74%, 401 students, 100% FRL); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 516 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 4y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $168,499 (11.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Glencarin Dr	0.16mi	3/2.0	1,490 (+2%)	2mo	$269,900	$181	88
233 Greenwich Drive Dr	0.23mi	3/2.0	1,402 (-4%)	4mo	$200,000	$143	80
104 Donegal Dr	0.24mi	3/2.5	1,556 (+7%)	3mo	$267,000	$172	72
118 Travellers Ln	0.45mi	3/2.0	1,471 (+1%)	7mo	$244,900	$166	72
183 Suffolk Dr	0.47mi	3/2.0	1,504 (+3%)	1mo	$259,000	$172	71
82 Suffolk Dr	0.48mi	3/2.0	1,450 (-0%)	8mo	$231,900	$160	70
71 Suffolk Dr	0.41mi	3/2.0	1,560 (+7%)	3mo	$252,000	$162	66
148 Sandstone Blvd	0.44mi	3/2.0	1,516 (+4%)	9mo	$250,000	$165	66
202 Suffolk Dr	0.38mi	3/2.0	1,617 (+11%)	6mo	$247,350	$153	59
931 Magnolia Dr	0.73mi	3/2.0	1,374 (-6%)	3mo	$234,000	$170	54
320 Polaris Dr	0.51mi	3/2.0	1,642 (+13%)	5mo	$156,000	$95	51
162 Boxwood Rd	0.70mi	3/2.0	1,620 (+11%)	8mo	$265,000	$164	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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-15,319
• Equity at exit: $28,315

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $13,533
• Equity at exit: $16,419

Cash invested: $53,172 (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 29803

• Rents YoY: 4.4%
• Active inventory: 516
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$996
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $205

Break-even live

Break-even rent $1,425

Max offer price $189,900

Occupancy floor 83%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Greenwich Dr Aiken, SC	3.0	2.0	1386	$2,000	$1.44	23d	1	0.26mi
650 Silver Bluff Rd Aiken, SC	1.0–3.0	1.0–2.0	894	$1,529	$1.71	13d	15	0.27mi
210 Suffolk Dr Aiken, SC	3.0	2.0	1340	$1,725	$1.29	13d	1	0.33mi
107 Raintree Ct Aiken, SC	2.0	2.0	1092	$1,800	$1.65	21d	1	0.45mi
5 The Cors Aiken, SC	3.0	2.5	1350	$1,800	$1.33	13d	1	0.82mi
111 Smallridge St Aiken, SC	3.0	1.0	1032	$1,500	$1.45	13d	1	0.91mi
4285 Julep Way SW Aiken, SC	2.0	1.0–2.0	825	$2,093	$2.54	13d	28	0.96mi
100 Cody Ln Aiken, SC	2.0–3.0	2.0–2.5	1163	$1,326	$1.14	13d	11	0.97mi
147 Portofino Ln SW Aiken, SC	2.0	2.0	1334	$2,200	$1.65	23d	1	1.02mi
111 Bennington Ln Aiken, SC	2.0	2.0	1092	$1,400	$1.28	13d	1	1.12mi
130 Bennington Ln Aiken, SC	2.0	2.0	1046	$1,275	$1.22	23d	1	1.14mi
3301 London Ct SW Apt 201 Aiken, SC	2.0	2.0	985	$1,300	$1.32	21d	1	1.17mi
3000 London Ct Aiken, SC	1.0–2.0	1.0–2.0	855	$1,255	$1.47	23d	3	1.17mi
3400 London Ct SW Unit 203 3400-203 Aiken, SC	2.0	2.0	985	$1,155	$1.17	23d	1	1.19mi
1900 Roses Run Aiken, SC	2.0–3.0	2.0	1025	$1,420	$1.39	13d	10	1.30mi
1030 Carriage Dr Unit D Aiken, SC	2.0	1.0	957	$1,100	$1.15	21d	1	1.33mi

Listing history 43 events

1. 2026-06-01
   days on market $189,900 Active 9 DOM
2. 2026-06-01
   status $189,900 Active 8 DOM
3. 2026-05-19
   status Pending 621-char remark

   Show marketing remark (621 chars)

   Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

4. 2026-05-19
   status Pending

   Show marketing remark (621 chars)

   Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

5. 2026-05-11
   historical
6. 2026-05-07
   price $189,900 621-char remark

   Show marketing remark (621 chars)

   Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

7. 2026-05-07
   price $189,900

   Show marketing remark (621 chars)

   Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

8. 2026-04-10
   listed $205,900 Active 621-char remark

   Show marketing remark (621 chars)

   Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

9. 2026-04-10
   listed $205,900 Active

   Show marketing remark (621 chars)

   Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

10. 2026-04-10
    listed $189,900 Active

    Show marketing remark (621 chars)

    Find your new home conveniently located near all the South side of Aiken has to offer!! This Charleston Style home features a welcoming front porch that draws you into the foyer with built in mud room bench and coat rack! Large living room has wood floors. Separate dining area is the perfect place for friends and family to chat while you cook a delicious meal. Cozy kitchen with all appliances! Back deck overlooks partially fenced yard. Upstairs are three bedrooms, two baths. Primary is En Suite and has direct access to upstairs balcony outside. Balcony is the perfect place for morning coffee or sunsets. NO HOA.

11. 2026-02-11
    historical
12. 2025-12-09
    historical
13. 2025-12-09
    historical
14. 2025-12-09
    historical
15. 2025-12-09
    historical
16. 2025-10-01
    listed $199,000 Active
17. 2025-10-01
    listed $199,000 Active
18. 2025-10-01
    listed $199,000 Active
19. 2025-09-30
    listed $199,000 Active
20. 2025-09-28
    listed $199,000
21. 2025-09-28
    listed $199,000
22. 2025-09-26
    listed $199,000 New
23. 2024-07-10
    historical
24. 2024-07-10
    historical
25. 2024-05-10
    listed $205,000 Active
26. 2024-05-07
    listed $205,000 Active
27. 2024-05-07
    listed $205,000
28. 2024-05-07
    listed $205,000
29. 2022-11-26
    historical
30. 2022-09-01
    soldstatus $160,000
31. 2022-08-31
    soldstatus $160,000
32. 2022-08-31
    soldstatus $160,000
33. 2022-08-31
    soldstatus $160,000
34. 2022-08-01
    listed $179,999
35. 2022-08-01
    listed $179,999
36. 2022-08-01
    listed $179,999
37. 2022-07-25
    historical
38. 2022-07-25
    historical
39. 2022-07-20
    listed $189,900
40. 2022-07-20
    listed $189,900
41. 2006-11-20
    soldstatus $92,000
42. 1997-04-30
    soldstatus $81,000
43. 1996-10-30
    soldstatus $52,000

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$474/yr (+$39/mo · 77.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $20,220
• − Mortgage interest: −$10,637
• − Property taxes: −$609
• − Insurance: −$950
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,524
• Taxable loss: −$735
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,642/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): 40,699
• Household income: $86,023
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 641.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -221.02%
• Current HPI: 231.6908
• Rent YoY: ▲ 4.43%
• 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

+265.2% since first listed

41 events — show timeline

• 2026-05-19 Pending — AMLS
• 2026-05-19 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $189,900 AMLS
• 2026-05-07 Price Changed $189,900 Hive MLS
• 2026-04-10 Listed $205,900 AMLS
• 2026-04-10 Listed $205,900 Hive MLS
• 2026-04-10 Listed $189,900 Hive MLS
• 2026-02-11 Listing Removed — Greater Greenville MLS
• 2025-12-09 Listing Removed — Hive MLS
• 2025-12-09 Listing Removed — GAMLS
• 2025-12-09 Listing Removed — Hive MLS
• 2025-12-09 Listing Removed — Charleston Trident MLS
• 2025-10-01 Listed $199,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-01 Listed $199,000 Charleston Trident MLS
• 2025-10-01 Listed $199,000 Greater Greenville MLS
• 2025-09-30 Listed $199,000 Consolidated MLS
• 2025-09-28 Listed $199,000 Hive MLS
• 2025-09-28 Listed $199,000 Hive MLS
• 2025-09-26 Listed $199,000 GAMLS
• 2024-07-10 Listing Removed — Hive MLS
• 2024-07-10 Listing Removed — Hive MLS
• 2024-05-10 Listed $205,000 Consolidated MLS
• 2024-05-07 Listed $205,000 Hive MLS
• 2024-05-07 Listed $205,000 Hive MLS
• 2024-05-07 Listed $205,000 AMLS
• 2022-11-26 Rental Removed — RENT.
• 2022-09-01 Sold (Public Records) $160,000 Public Records
• 2022-08-31 Sold (MLS) $160,000 Hive MLS
• 2022-08-31 Sold (MLS) $160,000 Hive MLS
• 2022-08-31 Sold (MLS) $160,000 AMLS
• 2022-08-01 Listed $179,999 Hive MLS
• 2022-08-01 Listed $179,999 Hive MLS
• 2022-08-01 Listed $179,999 AMLS
• 2022-07-25 Listing Removed — Hive MLS
• 2022-07-25 Listing Removed — Hive MLS
• 2022-07-20 Listed $189,900 Hive MLS
• 2022-07-20 Listed $189,900 Hive MLS
• 2006-11-20 Sold (Public Records) $92,000 Public Records
• 1997-04-30 Sold (Public Records) $81,000 Public Records
• 1996-10-30 Sold (Public Records) $52,000 Public Records

Property tax history

-6.4%/yr

Latest (2025): $609 · -71.5% YoY. Source: county tax records.