655 Downstream Ct · Aiken, SC 29801

$209,990

4 bd · 2.0 ba · 1,401 sqft · SingleFamily · 66 Days on market

Built 2026 Good condition 6,882 sqft lot

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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 +7.3/30.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Yellowstone Plan from our Freedom Series is thoughtfully designed for comfort and convenience, offering 4 bedrooms, 2 bathrooms, and 1,401 square feet of single-story living. As you enter the home, you'll find three secondary bedrooms and a full bathroom, perfectly positioned to provide privacy and flexibility for family members or guests. Continue down the hall, and you'll pass the conveniently located laundry room before reaching the heart of the home. The open-concept kitchen, complete with a central island, seamlessly overlooks the family room and dining area, creating a welcoming space for family time, meals, and entertaining. Tucked off the dining area, the primary suite features

Key facts

• Central island
• Open-concept kitchen
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• CENTRAL ISLAND
• PRIVATE BATHROOM
• WALK-IN CLOSET
• LAUNDRY ROOM
• FAMILY ROOM

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garage; 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; Built by National HomeCorp
• Construction: Frame construction with vinyl siding; Shingle (asphalt) roof; Slab foundation; Home warranty included
• Exterior features: Patio; Level lot; Paved road

Interior

• Kitchen: Dishwasher; Garbage disposal; Range; Microwave
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central electric air conditioning
• Interior features: Kitchen island; Eat-in kitchen; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,779.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.8% below list).
• Recommended offer: $177k (15.8% 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; 6 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).
• This rent runs 36% 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 66 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $176,838 (15.8% 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 16% 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: 0.71% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $250,779
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 Silent Barge Cv	0.13mi	3/2.5 (-1)	1,404 (+0%)	4mo	$234,490	$167	84
900 Silent Barge Cv	0.10mi	3/2.5 (-1)	1,404 (+0%)	9mo	$234,490	$167	81
934 Silent Barge Cv	0.08mi	3/2.0 (-1)	1,292 (-8%)	9mo	$238,590	$185	71
927 Silent Barge Cv	0.11mi	3/2.0 (-1)	1,292 (-8%)	8mo	$238,500	$185	70
9121 NW Wafer Ash Bnd	0.51mi	3/2.0 (-1)	1,395 (-0%)	8mo	$250,000	$179	64
32 White Herron Cir	0.68mi	3/2.0 (-1)	1,388 (-1%)	2mo	$342,400	$247	60
9085 NW Wafer Ash Bnd	0.48mi	3/2.0 (-1)	1,395 (-0%)	17mo	$249,990	$179	58
9085 Wafer Ash Bnd NW Lot 6	0.48mi	3/2.0 (-1)	1,395 (-0%)	17mo	$249,990	$179	58
15 Pipeline Rd	0.53mi	3/1.5 (-1)	1,500 (+7%)	24mo	$162,500	$108	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: -23.9%
• Equity multiple: 0.17×
• Total profit: $-58,273
• Equity at exit: $37,392

10-year hold

• IRR: -14.1%
• Equity multiple: 0.11×
• Total profit: $-62,186
• Equity at exit: $21,683

Cash invested: $70,218 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,315
• Tax est. 1.5%: −$313 /mo · $3,762/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-336

Break-even live

Break-even rent $2,194

Max offer price $202,151

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: $62,695
• Closing costs: $7,523
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	23d	1	0.14mi
108 Wallace Green St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	23d	1	0.15mi
140 Weaver St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	21d	1	0.30mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	14d	1	0.55mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	23d	1	1.17mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	23d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $209,990 Active 66 DOM
2. 2026-06-17
   pricedays on market $209,990 Active 65 DOM
3. 2026-06-16
   days on market $224,990 Active 64 DOM
4. 2026-06-15
   days on market $224,990 Active 63 DOM
5. 2026-06-14
   days on market $224,990 Active 61 DOM
6. 2026-06-13
   days on market $224,990 Active 60 DOM
7. 2026-06-10
   days on market $224,990 Active 58 DOM
8. 2026-06-09
   days on market $224,990 Active 57 DOM
9. 2026-06-08
   days on market $224,990 Active 56 DOM
10. 2026-06-07
    days on market $224,990 Active 55 DOM
11. 2026-06-03
    days on market $224,990 Active 51 DOM
12. 2026-06-02
    days on market $224,990 Active 50 DOM
13. 2026-06-01
    days on market $224,990 Active 49 DOM
14. 2026-05-31
    days on market $224,990 Active 48 DOM
15. 2026-05-30
    days on market $224,990 Active 47 DOM
16. 2026-04-13
    listed $224,990 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: $21,221
• − Mortgage interest: −$14,048
• − Property taxes: −$3,762
• − Insurance: −$1,254
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$7,295
• Taxable loss: −$8,533
• Est. tax savings @ 24.0%: +$2,048
• After-tax cash flow: $-1,985/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 · 7 photos

Good 80/100 Cosmetic rehab

The home is in good condition with a modern and well-maintained interior and exterior. It has the potential for minor cosmetic improvements to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants.
• Resale Kitchen appliances — Upgrading appliances can increase the home's appeal to potential buyers.
• Resale Bathroom fixtures — Modernizing bathroom fixtures can improve the home's appeal to potential buyers.
• Both Flooring replacement — Replacing worn-out flooring can improve the home's appearance and increase its value.
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting potential buyers/tenants.
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can enhance the home's curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances — Upgrading appliances can increase the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Modernizing bathroom fixtures can improve the home's appeal to potential buyers. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's appearance and increase its value. ↑
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting potential buyers/tenants. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ 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

1 event — show timeline

• 2026-04-13 Listed $224,990 AMLS