355 Bisham Ct · Aiken, SC 29801

$255,000

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 45 Days on market

Built 2022 3,484 sqft lot Est $232k · 10% over $52/mo HOA · 3% of rent

---

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).

• Cash flow +11.9/30.0
• Rent growth +3.8/5.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• ARV discount +3.1/15.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low maintenance and spacious, this incredible three-bedroom townhome design is built for today's lifestyles. And you will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. The island kitchen allows for bar stool seating and opens to the family room and a casual dining area. Upstairs offers a private bedroom suite with spa-like bath plus gracious secondary bedrooms with lots of closet space and laundry. Photos used for illustrative purposes and do not depict actual home. Floor plan is Maywood. Home is currently under construction.

Key facts

• Extra outdoor space
• Bright open layout
• End unit

Tags

• END UNIT
• NEIGHBORHOOD POOL
• PRIVATE RETREAT
• EXTRA OUTDOOR SPACE
• BRIGHT OPEN LAYOUT
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Green energy: energy-efficient windows
• HOA & community: Homeowners association; Annual HOA fee of $625; Community pool

Exterior

• Parking: Attached garage; Driveway; 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Townhouse; Two levels; End-unit
• Construction: Brick veneer and HardiPlank siding; Composition roof; Slab foundation; Built as a residential townhouse
• Exterior features: Patio; Fenced yard; Landscaped; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Microwave; Tankless water heater; Gas water heater
• Bedrooms: Total rooms: 9
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric cooling
• Interior features: Kitchen island; Eat-in kitchen; Smoke detector(s)
• Laundry & utility: Washer/dryer hookups not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-67 ($-803/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (25.3% below list).
• Recommended offer: $191k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Graniteville Elementary (math 27%, 377 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); 521 active listings in the ZIP; 7 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 38% 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 45 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,572 (25.3% 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 45 days. Have you received any prior offers? Is the seller open to a 25% 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. 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: 0.75% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $232,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
788 Grovebury Ct	0.15mi	3/2.5	1,435 (-4%)	10mo	$215,500	$150	78
792 Grovebury Ct	0.16mi	3/2.5	1,435 (-4%)	10mo	$215,500	$150	77
801 Grovebury Ct	0.17mi	3/2.5	1,435 (-4%)	10mo	$213,175	$149	76
797 Grovebury Ct	0.17mi	3/2.5	1,435 (-4%)	10mo	$213,175	$149	76
469 Tarsel Ct	0.45mi	3/2.0	1,504 (+0%)	2mo	$246,000	$164	75
469 Tarsel Ct	0.45mi	3/2.0	1,504 (+0%)	2mo	$246,000	$164	75
248 Staghorn Ct	0.45mi	3/2.0	1,385 (-8%)	5mo	$215,000	$155	60
232 Staghorn Ct	0.43mi	3/2.0	1,344 (-10%)	3mo	$228,900	$170	58
266 Staghorn Ct	0.47mi	3/2.0	1,385 (-8%)	7mo	$225,000	$162	58
966 Manitou Cir	0.69mi	3/3.0	1,551 (+3%)	6mo	$211,000	$136	55
214 Staghorn Ct	0.41mi	2/2.0 (-1)	1,406 (-6%)	10mo	$215,000	$153	55
250 Staghorn Ct	0.46mi	3/2.0	1,334 (-11%)	8mo	$220,000	$165	51

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-41,639
• Equity at exit: $38,021

10-year hold

• IRR: -4.9%
• Equity multiple: 0.65×
• Total profit: $-24,850
• Equity at exit: $22,048

Cash invested: $71,400 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$106
• HOA: −$52
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-67

Break-even live

Break-even rent $1,990

Max offer price $243,180

Occupancy floor 99%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 Grovebury Ct Aiken, SC	3.0	2.5	1435	$1,750	$1.22	14d	1	0.10mi
430 Whitby Ct Aiken, SC	3.0	2.5	1749	$2,050	$1.17	21d	1	0.11mi
8034 Macbean Loop Aiken, SC	1.0–3.0	1.0–2.0	1034	$1,745	$1.69	14d	47	0.59mi
3124 Saint Charles Ave Aiken, SC	3.0	2.0	1550	$2,085	$1.35	21d	1	0.63mi
983 Manitou Cir Aiken, SC	3.0	2.0	1551	$1,980	$1.28	23d	1	0.69mi
266 Mansell Park Aiken, SC	3.0	2.5	1807	$1,950	$1.08	21d	1	0.76mi
203 Bobwhite Dr Aiken, SC	3.0	2.0	1334	$1,595	$1.20	14d	1	0.82mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 22 events

1. 2026-06-18
   days on market $255,000 Active 45 DOM
2. 2026-06-17
   days on market $255,000 Active 44 DOM
3. 2026-06-16
   days on market $255,000 Active 43 DOM
4. 2026-06-15
   days on market $255,000 Active 42 DOM
5. 2026-06-14
   days on market $255,000 Active 40 DOM
6. 2026-06-13
   days on market $255,000 Active 39 DOM
7. 2026-06-10
   days on market $255,000 Active 37 DOM
8. 2026-06-09
   days on market $255,000 Active 36 DOM
9. 2026-06-08
   days on market $255,000 Active 35 DOM
10. 2026-06-07
    days on market $255,000 Active 34 DOM
11. 2026-06-03
    days on market $255,000 Active 30 DOM
12. 2026-06-02
    days on market $255,000 Active 29 DOM
13. 2026-06-01
    days on market $255,000 Active 28 DOM
14. 2026-05-31
    days on market $255,000 Active 27 DOM
15. 2026-05-30
    days on market $255,000 Active 26 DOM
16. 2026-05-04
    listed $255,000 Active
17. 2022-11-23
    soldstatus $240,790 679-char remark

    Show marketing remark (683 chars)

    Low maintenance and spacious, this incredible three-bedroom townhome design is built for today's lifestyles. And you will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. The island kitchen allows for bar stool seating and opens to the family room and a casual dining area. Upstairs offers a private bedroom suite with spa-like bath plus gracious secondary bedrooms with lots of closet space and laundry. Photos used for illustrative purposes and do not depict actual home. Floor plan is Maywood. Townhome is currently under construction.

18. 2022-11-23
    soldstatus $240,790 683-char remark

    Show marketing remark (683 chars)

    Low maintenance and spacious, this incredible three-bedroom townhome design is built for today's lifestyles. And you will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. The island kitchen allows for bar stool seating and opens to the family room and a casual dining area. Upstairs offers a private bedroom suite with spa-like bath plus gracious secondary bedrooms with lots of closet space and laundry. Photos used for illustrative purposes and do not depict actual home. Floor plan is Maywood. Townhome is currently under construction.

19. 2022-11-23
    soldstatus $240,790

    Show marketing remark (683 chars)

    Low maintenance and spacious, this incredible three-bedroom townhome design is built for today's lifestyles. And you will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. The island kitchen allows for bar stool seating and opens to the family room and a casual dining area. Upstairs offers a private bedroom suite with spa-like bath plus gracious secondary bedrooms with lots of closet space and laundry. Photos used for illustrative purposes and do not depict actual home. Floor plan is Maywood. Townhome is currently under construction.

20. 2022-03-10
    listed $240,790 683-char remark

    Show marketing remark (683 chars)

    Low maintenance and spacious, this incredible three-bedroom townhome design is built for today's lifestyles. And you will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. The island kitchen allows for bar stool seating and opens to the family room and a casual dining area. Upstairs offers a private bedroom suite with spa-like bath plus gracious secondary bedrooms with lots of closet space and laundry. Photos used for illustrative purposes and do not depict actual home. Floor plan is Maywood. Townhome is currently under construction.

21. 2022-03-10
    listed $240,790

    Show marketing remark (683 chars)

    Low maintenance and spacious, this incredible three-bedroom townhome design is built for today's lifestyles. And you will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. The island kitchen allows for bar stool seating and opens to the family room and a casual dining area. Upstairs offers a private bedroom suite with spa-like bath plus gracious secondary bedrooms with lots of closet space and laundry. Photos used for illustrative purposes and do not depict actual home. Floor plan is Maywood. Townhome is currently under construction.

22. 2022-03-09
    listed $240,790 679-char remark

    Show marketing remark (679 chars)

    Low maintenance and spacious, this incredible three-bedroom townhome design is built for today's lifestyles. And you will never be too far from home with Home Is Connected. Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. The island kitchen allows for bar stool seating and opens to the family room and a casual dining area. Upstairs offers a private bedroom suite with spa-like bath plus gracious secondary bedrooms with lots of closet space and laundry. Photos used for illustrative purposes and do not depict actual home. Floor plan is Maywood. Home is currently under construction.

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$530/yr (+$44/mo · 57.4%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,869
• − Mortgage interest: −$14,284
• − Property taxes: −$923
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$624
• − Depreciation: −$7,418
• Taxable loss: −$5,315
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $473/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

• 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

+5.9% since first listed

7 events — show timeline

• 2026-05-04 Listed $255,000 AMLS
• 2022-11-23 Sold (MLS) $240,790 Hive MLS
• 2022-11-23 Sold (MLS) $240,790 Hive MLS
• 2022-11-23 Sold (MLS) $240,790 AMLS
• 2022-03-10 Listed $240,790 Hive MLS
• 2022-03-10 Listed $240,790 Hive MLS
• 2022-03-09 Listed $240,790 AMLS

Property tax history

-46.6%/yr

Latest (2025): $923 · +0.0% YoY. Source: county tax records.