641 Yates St NE · Aiken, SC 29801

$130,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 127 Days on market

Built 1952 10,454 sqft lot Est $140k · 7% under ↓ 14% since listing

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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 +25.3/30.0
• ARV discount +10.6/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home has laminate wood floors. Living Room w/ Fireplace, Dining Room and Kitchen. Combo and opens to den. This home has a covered patio, great for large gatherings. Fenced backyard. The kitchen has new cabinets, replace in the past 7 years. Blinds throughout. Vinyl siding is easy to maintain, HVAC is gas pack.

Key facts

• Laminate wood floors
• Gas pack
• Covered patio

Tags

• LAMINATE WOOD FLOORS
• COVERED PATIO
• FENCED BACKYARD
• NEW CABINETS
• VINYL SIDING
• GAS PACK

Property features AI

Finance

• Other: Property type: Residential, single family; Lot is approximately 0.24 acres; Asphalt road access
• Financial info: Details not provided
• HOA & community: Subdivision: Crosland Park

Exterior

• Parking: Driveway; No garage
• Security: Details not provided
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story
• Construction: Aluminum siding; Vinyl siding; Shingle/composition roof; Slab foundation; Built on a level lot
• Exterior features: Patio; Storm door(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Details not provided
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Wood-burning fireplace
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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); 521 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 NE Brentwood Pl	0.16mi	3/1.5	1,250 (+0%)	16mo	$100,000	$80	79
1050 NE Croft Ave	0.35mi	3/1.5	1,248 (0%)	23mo	$140,000	$112	65
1230 NE George Street St	0.08mi	3/1.5	1,426 (+14%)	15mo	$50,500	$35	60
1013 NE Chatfield St	0.28mi	3/1.0	1,309 (+5%)	22mo	$170,000	$130	58
1507 Wyman St NE	0.41mi	3/1.5	1,212 (-3%)	22mo	$78,500	$65	58
1224 George St NE	0.06mi	3/1.0	1,108 (-11%)	23mo	$87,500	$79	57
1106 NE Hahn St	0.12mi	3/1.0	1,075 (-14%)	18mo	$152,000	$141	54
149 NW Dupont Dr	0.74mi	3/2.0	1,194 (-4%)	4mo	$198,000	$166	53
1000 Croft Ave NE	0.44mi	3/2.0	1,124 (-10%)	11mo	$175,000	$156	52

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $606
• Equity at exit: $19,383

10-year hold

• IRR: 11.9%
• Equity multiple: 2.02×
• Total profit: $37,134
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $295

Break-even live

Break-even rent $1,018

Max offer price $130,000

Occupancy floor 74%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 York St NE Aiken, SC	2.0	1.0	794	$1,000	$1.26	23d	1	0.17mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	21d	1	0.61mi
328 Williamsburg St Aiken, SC	2.0	1.0	1043	$1,050	$1.01	13d	1	1.24mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	23d	1	1.26mi

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 127 DOM
2. 2026-06-17
   days on market $130,000 Active 126 DOM
3. 2026-06-16
   days on market $130,000 Active 125 DOM
4. 2026-06-15
   days on market $130,000 Active 124 DOM
5. 2026-06-14
   days on market $130,000 Active 122 DOM
6. 2026-06-13
   days on market $130,000 Active 121 DOM
7. 2026-06-10
   days on market $130,000 Active 119 DOM
8. 2026-06-09
   days on market $130,000 Active 118 DOM
9. 2026-06-08
   days on market $130,000 Active 117 DOM
10. 2026-06-07
    days on market $130,000 Active 116 DOM
11. 2026-06-03
    days on market $130,000 Active 112 DOM
12. 2026-06-02
    days on market $130,000 Active 111 DOM
13. 2026-06-01
    days on market $130,000 Active 110 DOM
14. 2026-05-31
    days on market $130,000 Active 109 DOM
15. 2026-05-30
    days on market $130,000 Active 108 DOM
16. 2026-05-22
    price $130,000
17. 2026-04-22
    price $149,000
18. 2026-02-11
    listed $152,000 Active

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,688
• − Mortgage interest: −$7,282
• − Property taxes: −$816
• − Insurance: −$650
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,782
• Taxable income: $1,487
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $3,179/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): 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

-14.5% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $130,000 AMLS
• 2026-04-22 Price Changed $149,000 AMLS
• 2026-02-11 Listed $152,000 AMLS

Property tax history

+2.5%/yr

Latest (2025): $816 · +8.5% YoY. Source: county tax records.