871 NW Laurens St · Aiken, SC 29801

$89,000

3 bd · 1.5 ba · 1,190 sqft · SingleFamily public records · 38 Days on market

Built 1949 0.28 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Calling all Investors and visionaries! This is an investment special opportunity! This 1190sf property is located in the heart of downtown Aiken! It's been boarded up for the last several years waiting for the right investor to come along and revitalize this neglected property. Sellers have never lived in this home so all information should be verified by the buyer and buyer's agent. Walk the property with care as the yard is overgrown.

Key facts

• 0.28 acre lot
• Built 1949
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• Market conditions: Rents rising fast (+5.1%/yr); 521 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($86k) 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.07%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $189,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Teague St NW	0.32mi	3/2.0	1,200 (+1%)	6mo	$229,000	$191	76
149 NW Dupont Dr	0.44mi	3/2.0	1,194 (+0%)	4mo	$198,000	$166	74
646 Lincoln Ave	0.24mi	3/2.0	1,258 (+6%)	4mo	$225,500	$179	74
886 Teague St NW	0.42mi	3/2.0	1,102 (-7%)	9mo	$175,000	$159	59
1120 NW Hampton Ave	0.64mi	3/1.5	1,183 (-1%)	14mo	$110,000	$93	57
406 NE Hampton Ave	0.52mi	3/1.0	1,188 (-0%)	20mo	$70,000	$59	57
341 Greenville St	0.70mi	3/2.0	1,111 (-7%)	1mo	$200,000	$180	54
512 NE Hampton Ave	0.49mi	3/1.0	1,068 (-10%)	8mo	$55,000	$51	51
1104 Hampton Ave NW	0.60mi	3/1.0	1,356 (+14%)	1mo	$100,000	$74	46
807 Cox Ave NW	0.69mi	2/2.0 (-1)	1,138 (-4%)	12mo	$176,649	$155	43
820 Dillon Ave NW	0.73mi	3/1.5	1,106 (-7%)	16mo	$146,000	$132	41
322 Mccormick St NW	0.73mi	4/2.0 (+1)	1,368 (+15%)	24mo	$240,000	$175	14

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: 25.7%
• Equity multiple: 2.09×
• Total profit: $27,221
• Equity at exit: $13,270

10-year hold

• IRR: 34.6%
• Equity multiple: 4.49×
• Total profit: $86,873
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$467
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $604

Break-even live

Break-even rent $742

Max offer price $89,000

Occupancy floor 55%

Sensitivity live

Price	-10% $654	-5% $629	+0% $604	+5% $579	+10% $553
Rent	-10% $485	-5% $544	+0% $604	+5% $663	+10% $723
Rate	-1.0pp $649	-0.5pp $626	base $604	+0.5pp $581	+1.0pp $557

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	24d	1	0.13mi
630 Morgan St NW Unit A Aiken, SC	3.0	1.0	950	$1,100	$1.16	24d	1	0.41mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	21d	1	0.94mi
140 Weaver St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	21d	1	0.96mi
108 Wallace Green St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	24d	1	0.99mi
1223 York St NE Aiken, SC	2.0	1.0	794	$1,000	$1.26	24d	1	1.07mi
126 Park Ave SE Unit C Aiken, SC	2.0	2.0	1224	$1,900	$1.55	14d	1	1.33mi
3301 Westmont Dr Aiken, SC	3.0	1.5	1315	$1,335	$1.02	21d	1	1.43mi
328 Williamsburg St Aiken, SC	2.0	1.0	1043	$1,050	$1.01	14d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 38 DOM
2. 2026-06-17
   days on market $89,000 Active 37 DOM
3. 2026-06-16
   days on market $89,000 Active 36 DOM
4. 2026-06-15
   days on market $89,000 Active 35 DOM
5. 2026-06-14
   days on market $89,000 Active 33 DOM
6. 2026-06-13
   days on market $89,000 Active 32 DOM
7. 2026-06-10
   days on market $89,000 Active 30 DOM
8. 2026-06-09
   days on market $89,000 Active 29 DOM
9. 2026-06-08
   days on market $89,000 Active 28 DOM
10. 2026-06-07
    days on market $89,000 Active 27 DOM
11. 2026-06-03
    days on market $89,000 Active 23 DOM
12. 2026-06-02
    days on market $89,000 Active 22 DOM
13. 2026-06-01
    days on market $89,000 Active 21 DOM
14. 2026-05-31
    days on market $89,000 Active 20 DOM
15. 2026-05-30
    days on marketlisting id $89,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-25
    listed $89,000 Active

    Show marketing remark (440 chars)

    Calling all Investors and visionaries! This is an investment special opportunity! This 1190sf property is located in the heart of downtown Aiken! It's been boarded up for the last several years waiting for the right investor to come along and revitalize this neglected property. Sellers have never lived in this home so all information should be verified by the buyer and buyer's agent. Walk the property with care as the yard is overgrown.

18. 2026-04-25
    listed $89,000 Active

    Show marketing remark (440 chars)

    Calling all Investors and visionaries! This is an investment special opportunity! This 1190sf property is located in the heart of downtown Aiken! It's been boarded up for the last several years waiting for the right investor to come along and revitalize this neglected property. Sellers have never lived in this home so all information should be verified by the buyer and buyer's agent. Walk the property with care as the yard is overgrown.

19. 2026-04-25
    listed $89,000 Active 440-char remark

    Show marketing remark (440 chars)

    Calling all Investors and visionaries! This is an investment special opportunity! This 1190sf property is located in the heart of downtown Aiken! It's been boarded up for the last several years waiting for the right investor to come along and revitalize this neglected property. Sellers have never lived in this home so all information should be verified by the buyer and buyer's agent. Walk the property with care as the yard is overgrown.

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $989 · $82/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $18,076
• − Mortgage interest: −$4,985
• − Property taxes: −$989
• − Insurance: −$445
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,589
• Taxable income: $6,175
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,763/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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-25 Listed $89,000 Hive MLS
• 2026-04-25 Listed $89,000 AMLS
• 2026-04-25 Listed $89,000 Hive MLS

Property tax history

+51.2%/yr

Latest (2025): $989 · +8.5% YoY. Source: county tax records.