303 Balbriggan Pl · Aiken, SC 29801

$255,900

3 bd · 2.5 ba · 1,949 sqft · SingleFamily · 139 Days on market

Built 2026 Excellent condition 6,098 sqft lot Garage $131/sqft · 11% below area Est $288k · 11% under $29/mo HOA · 1% of rent ↓ 2% since listing

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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).

• ARV discount +12.5/15.0
• Cash flow +10.7/30.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CONSTRUCTION! The Jordan Craftman Design is an open floor plan with a large great room and dining/kitchen area. RevWood LVP throughout main living area. Tile in all wet areas. The kitchen boasts white shaker cabinets, large island with quartz countertops, white 3x6 tile backsplash, single bowl undermount stainless-steel sink with pull-out faucet and all stainless-steel appliances including a gas range and refrigerator. Experience the comfort and convenience of having all bedrooms located on the 2nd floor. Upstairs, primary suite with trey ceiling, fan, oversized walk-in closet, and luxurious ensuite with double sink vanity with quartz top, separate water closet, walk -in shower and tiled floor. Two secondary bedrooms w/ walk in closets, tiled laundry room, loft area, and shared full bathroom with double sink vanity with quartz top, and tiled floor. Tankless water heater, flood lights front and rear, sprinkler system, 30-year architectural shingles, and termite bait stations. 30 minutes to Fort Gordon and 7 hospitals in the area. Close to Augusta and Columbia. SEE DOCUMENTS for list of Features. Pictures not of actual home. See photos for interior and exterior color package selections.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (17.2% below list).
• Recommended offer: $212k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Warrenville Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 389 students, 100% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 43% 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 139 days — a 12% lower offer ($225k) 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 $211,954 (17.2% 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 139 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $287,749
• List price: $255,900
• Delta: -11.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
283 Balbriggan Pl	0.02mi	4/2.5 (+1)	2,015 (+3%)	3mo	$266,400	$132	86
280 Balbriggan Pl	0.04mi	4/2.5 (+1)	2,015 (+3%)	3mo	$262,400	$130	85
280 Balbriggan Pl	0.04mi	4/2.5 (+1)	2,015 (+3%)	3mo	$262,400	$130	85
9116 Malahide Ln	0.20mi	3/2.0	1,951 (+0%)	5mo	$286,400	$147	84
9161 Malahide Ln	0.24mi	3/2.0	1,951 (+0%)	3mo	$302,700	$155	84
9127 Malahide Ln	0.24mi	3/2.0	1,951 (+0%)	5mo	$297,900	$153	82
271 Balbriggan Pl	0.03mi	4/2.5 (+1)	2,015 (+3%)	7mo	$255,400	$127	82
515 Little Pines Ct	0.32mi	3/2.0	1,997 (+2%)	3mo	$340,000	$170	76
137 Poppy Ct	0.44mi	2/2.0 (-1)	1,954 (+0%)	5mo	$365,000	$187	68
5250 Tullamore Dr	0.11mi	4/2.5 (+1)	2,223 (+14%)	1mo	$306,900	$138	66
5128 Tullamore Dr	0.11mi	4/2.5 (+1)	2,205 (+13%)	5mo	$271,400	$123	64
3076 White Gate Loop	0.49mi	4/2.0 (+1)	2,025 (+4%)	10mo	$302,600	$149	56

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-44,770
• Equity at exit: $38,156

10-year hold

• IRR: -5.9%
• Equity multiple: 0.59×
• Total profit: $-29,683
• Equity at exit: $22,126

Cash invested: $71,652 (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: 26 active · 13 under contract
• Months of supply: 14.2 mo (7%/mo absorbed)
• Median asking: $298,900 ($136/sqft)
• Median days on market: 70 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +8.6% 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: 10.1×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,838/yr
• Insurance: −$107
• HOA: −$29
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-123

Break-even live

Break-even rent $2,275

Max offer price $238,097

Occupancy floor —

Sensitivity live

Price	-10% $54	-5% $-35	+0% $-123	+5% $-211	+10% $-300
Rent	-10% $-290	-5% $-207	+0% $-123	+5% $-39	+10% $44
Rate	-1.0pp $6	-0.5pp $-58	base $-123	+0.5pp $-189	+1.0pp $-257

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: $63,975
• Closing costs: $7,677
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6064 High Top Ln Aiken, SC	4.0	3.0	2596	$2,350	$0.91	0d	1	0.13mi
715 Courtland Dr Aiken, SC	3.0	2.5	2273	$2,100	$0.92	6d	1	0.16mi
9093 Malahide Ln Aiken, SC	3.0	2.0	1951	$2,200	$1.13	119d	1	0.16mi
9068 Malahide Ln Aiken, SC	3.0	2.0	1951	$2,200	$1.13	119d	1	0.20mi
2198 Pine Log Rd Warrenville, SC	3.0	2.0	1225	$1,500	$1.22	6d	1	1.13mi
232 Kemper Downs Dr Aiken, SC	4.0	2.0	1734	$2,000	$1.15	109d	1	1.23mi

Property features AI

Finance

• Other: New construction builder warranty
• HOA & community: Homeowners association presentAssociation covers common area maintenance

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public waterPublic sewer
• Home design: Two-and-a-half story homeSlab foundation
• Construction: Stone and vinyl sidingSlab foundation
• Exterior features: PatioSprinkler systemPartial guttersUncovered front porchStone and vinyl exterior finishPaved road access

Interior

• Kitchen: Kitchen islandBreakfast nookPantryTiled backsplashQuartz countertopsRecessed lightingLuxury vinyl plank flooringDishwasherGarbage disposalOver-the-range microwaveRefrigeratorGas range
• Bedrooms: Primary suite on second floor with private bath, separate shower, walk-in closet, tray ceilings, ceiling fan, recessed lighting, and carpeted floorsSecond bedroom on second floor with walk-in closet and carpeted floorsThird bedroom on second floor with walk-in closet and carpeted floors
• Flooring: Carpet in bedroomsLuxury vinyl plank in great room and kitchen
• Bathrooms: Two full bathsOne half bathTwo additional full baths (secondary bath count listed)
• Heating & cooling: Central air conditioningGas heating on first and second levels
• Interior features: Attic with pull-down accessCeiling fansGarage openerSmoke detectorTankless water heater
• Laundry & utility: Laundry on second floor with electric hookupHeated laundry space

HOA detail $29/mo · $348/yr

• Likely covers: watergas

Listing history 50 events

1. 2026-09-24
   days on market $255,900 Active 139 DOM
2. 2026-09-23
   days on market $255,900 Active 138 DOM
3. 2026-09-22
   days on market $255,900 Active 137 DOM
4. 2026-09-21
   days on market $255,900 Active 136 DOM
5. 2026-09-20
   days on market $255,900 Active 135 DOM
6. 2026-09-19
   days on market $255,900 Active 134 DOM
7. 2026-09-18
   days on market $255,900 Active 133 DOM
8. 2026-09-17
   days on market $255,900 Active 132 DOM
9. 2026-09-16
   days on market $255,900 Active 131 DOM
10. 2026-09-15
    days on market $255,900 Active 130 DOM
11. 2026-09-14
    days on market $255,900 Active 129 DOM
12. 2026-09-13
    days on market $255,900 Active 128 DOM
13. 2026-09-12
    days on market $255,900 Active 127 DOM
14. 2026-09-11
    days on market $255,900 Active 126 DOM
15. 2026-09-05
    days on market $255,900 Active 120 DOM
16. 2026-09-04
    days on market $255,900 Active 119 DOM
17. 2026-09-03
    days on market $255,900 Active 118 DOM
18. 2026-08-31
    days on market $255,900 Active 115 DOM
19. 2026-08-30
    days on market $255,900 Active 114 DOM
20. 2026-08-29
    days on market $255,900 Active 113 DOM
21. 2026-08-28
    days on market $255,900 Active 112 DOM
22. 2026-08-27
    days on market $255,900 Active 111 DOM
23. 2026-08-26
    days on market $255,900 Active 110 DOM
24. 2026-08-25
    days on market $255,900 Active 109 DOM
25. 2026-08-24
    days on market $255,900 Active 108 DOM
26. 2026-08-23
    days on market $255,900 Active 107 DOM
27. 2026-08-22
    days on market $255,900 Active 106 DOM
28. 2026-08-21
    days on market $255,900 Active 105 DOM
29. 2026-08-20
    days on market $255,900 Active 104 DOM
30. 2026-08-19
    days on market $255,900 Active 103 DOM
31. 2026-08-18
    days on market $255,900 Active 102 DOM
32. 2026-08-17
    days on market $255,900 Active 101 DOM
33. 2026-08-16
    days on market $255,900 Active 100 DOM
34. 2026-08-15
    days on market $255,900 Active 99 DOM
35. 2026-08-15
    price $255,900 Active 98 DOM
36. 2026-08-14
    days on market $259,400 Active 98 DOM
37. 2026-08-13
    days on market $259,400 Active 97 DOM
38. 2026-08-12
    days on market $259,400 Active 96 DOM
39. 2026-08-11
    days on market $259,400 Active 95 DOM
40. 2026-08-10
    days on market $259,400 Active 94 DOM
41. 2026-08-09
    days on market $259,400 Active 93 DOM
42. 2026-08-08
    days on market $259,400 Active 92 DOM
43. 2026-08-07
    days on market $259,400 Active 91 DOM
44. 2026-08-06
    days on market $259,400 Active 90 DOM
45. 2026-08-05
    days on market $259,400 Active 89 DOM
46. 2026-08-04
    days on market $259,400 Active 88 DOM
47. 2026-08-03
    days on market $259,400 Active 87 DOM
48. 2026-07-31
    days on market $259,400 Active 84 DOM
49. 2026-07-29
    days on market $259,400 Active 82 DOM
50. 2026-07-27
    days on market $259,400 Active 80 DOM

ⓘ 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: $25,434
• − Mortgage interest: −$14,334
• − Property taxes: −$3,838
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$348
• − Depreciation: −$7,444
• Taxable loss: −$5,880
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $-65/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 · 13 photos

Excellent 100/100 None rehab

This newly constructed home is in excellent condition with no visible repairs or maintenance needed. It offers a good ROI with updates focusing on enhancing curb appeal and aesthetics.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers. ↑
• Resale Landscaping improvements — A well-maintained and aesthetically pleasing landscape can significantly increase the home's curb appeal and resale value. ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Warrenville Elementary F SC #315/597 Nat'l #21,438/41,679 Middle Langley-Bath-Clearwater Middle F SC #136/229 Nat'l #8,861/14,009 High Midland Valley High C SC #120/196 Nat'l #4,077/17,239

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

• 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: New construction builder warranty
• HOA & community: Homeowners association presentAssociation covers common area maintenance

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public waterPublic sewer
• Home design: Two-and-a-half story homeSlab foundation
• Construction: Stone and vinyl sidingSlab foundation
• Exterior features: PatioSprinkler systemPartial guttersUncovered front porchStone and vinyl exterior finishPaved road access

Interior

• Kitchen: Kitchen islandBreakfast nookPantryTiled backsplashQuartz countertopsRecessed lightingLuxury vinyl plank flooringDishwasherGarbage disposalOver-the-range microwaveRefrigeratorGas range
• Bedrooms: Primary suite on second floor with private bath, separate shower, walk-in closet, tray ceilings, ceiling fan, recessed lighting, and carpeted floorsSecond bedroom on second floor with walk-in closet and carpeted floorsThird bedroom on second floor with walk-in closet and carpeted floors
• Flooring: Carpet in bedroomsLuxury vinyl plank in great room and kitchen
• Bathrooms: Two full bathsOne half bathTwo additional full baths (secondary bath count listed)
• Heating & cooling: Central air conditioningGas heating on first and second levels
• Interior features: Attic with pull-down accessCeiling fansGarage openerSmoke detectorTankless water heater
• Laundry & utility: Laundry on second floor with electric hookupHeated laundry space

Price history

-1.9% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $262,400 Consolidated MLS
• 2026-05-17 Price Changed $262,400 AMLS
• 2026-05-16 Price Changed $262,400 Hive MLS
• 2026-05-11 Listed $267,400 Hive MLS
• 2026-05-08 Listed $267,400 AMLS
• 2026-05-08 Listed $267,400 Consolidated MLS