3630 NW Tanbark Oak Ln · Aiken, SC 29801

$296,990

5 bd · 3.0 ba · 2,273 sqft · SingleFamily · 136 Days on market

Built 2026 Excellent condition 7,405 sqft lot Garage $131/sqft · at area comps Est $310k · at est. $51/mo HOA · 2% of rent

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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 +9.4/15.0
• Condition / age +5.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction Estimated Completion Summer 2026. Welcome to Portrait Hills in Aiken, SC! The Murray plan, presented by Hurricane Builders is a beautiful 5 bedroom, 3 full bathroom, 2 story home with 2273sqft of functional living space. The open concept is perfect for entertaining with a generous sized living room upon entering that adjoins the kitchen with large island and breakfast area. The home offers quartz counter tops in the kitchen and bathrooms, stainless steel appliances, LVP flooring throughout the main living areas, tankless gas water heater and more! Portrait Hills is centrally located just off of University Pkwy and Edgefield Hwy. Just minutes from I-20, Historic Downtown Aiken, USC Aiken campus, Aiken's medical district, restaurants, retail and more. Hurricane Builders Model Home hours Wednesday - Saturday 12pm - 5pm and Sunday 1pm - 5pm. Come out to tour Portrait Hills today and all that the area has to offer! Images are of a previously built home with the same floorplan.

Key facts

• Open concept
• Centrally located
• Lvp flooring

Tags

• OPEN CONCEPT
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• LVP FLOORING
• TANKLESS GAS WATER HEATER
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $297k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-30 ($-355/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (24.5% below list).
• Recommended offer: $224k (24.5% 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); Schofield Middle (math 18% / reading 30%, grade F, #167 of 229 statewide, top 74%, 401 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• At $2,244/mo this rent would consume 45% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 136 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $224,371 (24.5% 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 136 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (median comp): $310,125
• List price: $296,990
• Delta: -4.24%
• 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
3690 NW Tanbark Oak Ln	0.04mi	5/3.0	2,273 (0%)	2mo	$307,490	$135	97
3499 NW Tanbark Oak Ln	0.08mi	5/3.0	2,273 (0%)	2mo	$274,990	$121	95
220 NW Shingle Oak Garden Gdn	0.06mi	5/3.0	2,273 (0%)	4mo	$279,990	$123	94
3471 Tanbark Oak Ln NW	0.09mi	5/3.0	2,433 (+7%)	1mo	$314,990	$129	83
9131 NW Wafer Ash Bnd	0.13mi	5/3.0	2,433 (+7%)	3mo	$274,990	$113	80
3224 Tanbark Oak Ln NW	0.21mi	5/3.0	2,433 (+7%)	0mo	$348,391	$143	78
438 Narrow Bridge Ct	0.57mi	5/2.5	2,230 (-2%)	6mo	$279,900	$126	64
438 Narrow Bridge Ct	0.57mi	5/2.5	2,230 (-2%)	6mo	$279,900	$126	64
659 Downstream Ct	0.44mi	4/2.5 (-1)	2,002 (-12%)	1mo	$226,990	$113	52
7170 Foggy River Dr	0.66mi	4/2.5 (-1)	2,459 (+8%)	0mo	$279,900	$114	48
5892 Cobalt Falls Bnd	0.56mi	4/2.5 (-1)	2,075 (-9%)	6mo	$249,990	$120	48
7136 Foggy River Dr	0.64mi	4/2.5 (-1)	1,967 (-14%)	9mo	$274,400	$140	34

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: -15.0%
• Equity multiple: 0.45×
• Total profit: $-45,384
• Equity at exit: $44,282

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-22,121
• Equity at exit: $25,678

Cash invested: $83,157 (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: 55 active · 30 under contract
• Months of supply: 25.4 mo (4%/mo absorbed)
• Median asking: $282,990 ($125/sqft)
• Median days on market: 103 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +9.2% 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: 11.0×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,557
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$124
• HOA: −$51
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-30

Break-even live

Break-even rent $2,281

Max offer price $291,761

Occupancy floor 96%

Sensitivity live

Price	-10% $139	-5% $54	+0% $-30	+5% $-114	+10% $-198
Rent	-10% $-207	-5% $-118	+0% $-30	+5% $59	+10% $148
Rate	-1.0pp $120	-0.5pp $46	base $-30	+0.5pp $-107	+1.0pp $-185

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: $74,248
• Closing costs: $8,910
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5057 Needle Palm Rd NW Aiken, SC	4.0	2.5	1665	$2,075	$1.25	6d	1	0.24mi
117 Williams Ln Aiken, SC	4.0	2.5	1923	$1,995	$1.04	6d	1	0.39mi
630 Downstream Ct Aiken, SC	5.0	2.5	2408	$2,290	$0.95	6d	1	0.41mi
123 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	5d	1	0.41mi
5744 Cobalt Falls Bnd Aiken, SC	4.0	2.5	2075	$2,175	$1.05	0d	1	0.49mi
147 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	6d	1	0.50mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	119d	1	0.51mi
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	119d	1	0.54mi
7105 Foggy River Dr Aiken, SC	4.0	2.5	1967	$2,065	$1.05	6d	1	0.57mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	119d	1	0.58mi
7321 Foggy River Dr Aiken, SC	4.0	2.5	1923	$2,035	$1.06	6d	1	0.60mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	109d	1	0.64mi
3328 Vaucluse Rd Aiken, SC	4.0	2.5	1850	$1,690	$0.91	6d	1	1.33mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	109d	1	1.40mi

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association with annual fee (approximately $607/year)Street lights in the communitySubdivision: Portrait Hills

Exterior

• Parking: Attached garage with garage door openerConcrete driveway2 parking spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single family residenceTwo-story homeNew constructionSlab foundationFacing information not provided
• Construction: Vinyl sidingComposition roofBuilt as new constructionSlab foundation
• Exterior features: Covered patioPatioFront porchLandscaped yardFront and rear sprinklers

Interior

• Kitchen: RangeDisposalDishwasherMicrowaveKitchen islandPantryEat-in kitchen
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pumpNatural gas heatingCentral cooling (heat pump)
• Interior features: Walk-in closetsKitchen islandPantryEat-in kitchenInsulated windowsSmoke detectors
• Laundry & utility: Tankless gas water heaterGas water heater

HOA detail $51/mo · $612/yr

• Likely covers: watergas

Listing history 50 events

1. 2026-09-24
   days on market $296,990 Active 136 DOM
2. 2026-09-23
   days on market $296,990 Active 135 DOM
3. 2026-09-22
   days on market $296,990 Active 134 DOM
4. 2026-09-21
   days on market $296,990 Active 133 DOM
5. 2026-09-20
   days on market $296,990 Active 132 DOM
6. 2026-09-19
   days on market $296,990 Active 131 DOM
7. 2026-09-18
   days on market $296,990 Active 130 DOM
8. 2026-09-17
   days on market $296,990 Active 129 DOM
9. 2026-09-16
   days on market $296,990 Active 128 DOM
10. 2026-09-15
    days on market $296,990 Active 127 DOM
11. 2026-09-14
    days on market $296,990 Active 126 DOM
12. 2026-09-13
    days on market $296,990 Active 125 DOM
13. 2026-09-12
    days on market $296,990 Active 124 DOM
14. 2026-09-11
    days on market $296,990 Active 123 DOM
15. 2026-09-05
    days on market $296,990 Active 117 DOM
16. 2026-09-04
    days on market $296,990 Active 116 DOM
17. 2026-09-03
    days on market $296,990 Active 115 DOM
18. 2026-08-31
    days on market $296,990 Active 112 DOM
19. 2026-08-30
    days on market $296,990 Active 111 DOM
20. 2026-08-29
    days on market $296,990 Active 110 DOM
21. 2026-08-28
    days on market $296,990 Active 109 DOM
22. 2026-08-27
    days on market $296,990 Active 108 DOM
23. 2026-08-26
    days on market $296,990 Active 107 DOM
24. 2026-08-25
    days on market $296,990 Active 106 DOM
25. 2026-08-24
    days on market $296,990 Active 105 DOM
26. 2026-08-23
    days on market $296,990 Active 104 DOM
27. 2026-08-22
    days on market $296,990 Active 103 DOM
28. 2026-08-21
    days on market $296,990 Active 102 DOM
29. 2026-08-20
    days on market $296,990 Active 101 DOM
30. 2026-08-19
    days on market $296,990 Active 100 DOM
31. 2026-08-18
    days on market $296,990 Active 99 DOM
32. 2026-08-17
    days on market $296,990 Active 98 DOM
33. 2026-08-16
    days on market $296,990 Active 97 DOM
34. 2026-08-15
    days on market $296,990 Active 96 DOM
35. 2026-08-14
    days on market $296,990 Active 95 DOM
36. 2026-08-13
    days on market $296,990 Active 94 DOM
37. 2026-08-12
    days on market $296,990 Active 93 DOM
38. 2026-08-11
    days on market $296,990 Active 92 DOM
39. 2026-08-10
    days on market $296,990 Active 91 DOM
40. 2026-08-09
    days on market $296,990 Active 90 DOM
41. 2026-08-08
    days on market $296,990 Active 89 DOM
42. 2026-08-07
    days on market $296,990 Active 88 DOM
43. 2026-08-06
    days on market $296,990 Active 87 DOM
44. 2026-08-05
    days on market $296,990 Active 86 DOM
45. 2026-08-04
    days on market $296,990 Active 85 DOM
46. 2026-08-03
    days on market $296,990 Active 84 DOM
47. 2026-07-31
    days on market $296,990 Active 81 DOM
48. 2026-07-30
    price $296,990 Active 79 DOM
49. 2026-07-29
    days on market $297,990 Active 79 DOM
50. 2026-07-27
    days on market $297,990 Active 77 DOM

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,693 · $141/mo
• Expected delta: +$854/yr (+$71/mo · 101.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,925
• − Mortgage interest: −$16,636
• − Property taxes: −$839
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − HOA: −$612
• − Depreciation: −$8,640
• Taxable loss: −$5,595
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $988/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 · 12 photos

Excellent 100/100 None rehab

This new construction home in Portrait Hills, Aiken, SC, is move-in ready with excellent condition and a fresh interior. It offers a spacious open-concept floor plan, quartz countertops, and modern finishes. Additional updates like smart home features and landscaping can further enhance its value.

Value-add opportunities

• Resale Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Enhances home's value and appeal to tech-savvy buyers. ↑
• Resale Upgrading appliances — Modern appliances improve functionality and attract buyers. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary North Aiken Elementary F SC #539/597 Nat'l #36,161/41,679 Middle Schofield Middle F SC #167/229 Nat'l #10,795/14,009 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

• Census place: Aiken, SC
• 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: Home warranty included
• HOA & community: Homeowners association with annual fee (approximately $607/year)Street lights in the communitySubdivision: Portrait Hills

Exterior

• Parking: Attached garage with garage door openerConcrete driveway2 parking spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single family residenceTwo-story homeNew constructionSlab foundationFacing information not provided
• Construction: Vinyl sidingComposition roofBuilt as new constructionSlab foundation
• Exterior features: Covered patioPatioFront porchLandscaped yardFront and rear sprinklers

Interior

• Kitchen: RangeDisposalDishwasherMicrowaveKitchen islandPantryEat-in kitchen
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pumpNatural gas heatingCentral cooling (heat pump)
• Interior features: Walk-in closetsKitchen islandPantryEat-in kitchenInsulated windowsSmoke detectors
• Laundry & utility: Tankless gas water heaterGas water heater

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-17 Listed $299,990 Hive MLS
• 2026-04-17 Listed $299,990 AMLS
• 2026-04-17 Listed $299,990 Hive MLS