3521 NW Tanbark Oak Ln · Aiken, SC 29801

$269,990

4 bd · 2.0 ba · 1,852 sqft · SingleFamily · 115 Days on market

Built 2025 Good condition 6,970 sqft lot Garage $146/sqft · 7% below area Est $291k · 7% under $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).

• ARV discount +10.8/15.0
• Cash flow +8.7/30.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUILDER INCENTIVE FOR THIS HOME 5,000 towards closing costs. Welcome to Portrait Hills in Aiken, SC. The Cooper plan, presented by Hurricane Builders is an open concept ranch with 4 bedrooms, 2 bathrooms and 1852 sqft of functional living. Upon entry, you will immediately notice beautiful LVP flooring that flows throughout the main living areas. The open concept kitchen includes shaker style cabinets, quartz countertops, large island and stainless steel appliances with gas range, making it an entertainers delight. Both the guest bathroom and owners en-suite bathroom have matching quartz countertops completed with brushed nickel hardware and fixtures. 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. Come out to tour Portrait Hills today and all that the area has to offer! Interior pictures are of a different home but same floorpan.

Key facts

• Open concept ranch
• Quartz countertops
• Large island

Tags

• OPEN CONCEPT RANCH
• LVP FLOORING
• SHAKER STYLE CABINETS
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (20.9% below list).
• Recommended offer: $214k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 19 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).
• 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 115 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $213,682 (20.9% 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 115 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (median comp): $291,267
• List price: $269,990
• Delta: -7.31%
• 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
126 English Oak Ln	0.20mi	4/2.0	1,880 (+2%)	0mo	$344,900	$183	88
127 English Oak Ln	0.18mi	4/2.0	1,816 (-2%)	3mo	$349,000	$192	86
246 NW Shingle Oak Garden Gdn	0.14mi	4/2.0	1,852 (0%)	11mo	$274,990	$148	85
659 Downstream Ct	0.40mi	4/2.5	2,002 (+8%)	1mo	$226,990	$113	65
920 Silent Barge Cv	0.49mi	4/2.5	1,783 (-4%)	10mo	$254,900	$143	60
5668 Cobalt Fls Bnd	0.45mi	3/2.0 (-1)	1,700 (-8%)	0mo	$260,790	$153	60
852 Silent Barge Cv	0.53mi	3/2.5 (-1)	1,883 (+2%)	12mo	$258,290	$137	56
7158 Foggy River Dr	0.61mi	4/2.5	1,923 (+4%)	10mo	$269,900	$140	55
7136 Foggy River Dr	0.59mi	4/2.5	1,967 (+6%)	9mo	$274,400	$140	53
493 Narrow Bridge Ct	0.58mi	3/2.0 (-1)	1,750 (-6%)	12mo	$289,900	$166	48
5892 Cobalt Falls Bnd	0.54mi	4/2.5	2,075 (+12%)	6mo	$249,990	$120	48
962 Silent Barge Cove Cv	0.46mi	3/2.5 (-1)	1,649 (-11%)	7mo	$252,000	$153	47

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: -20.0%
• Equity multiple: 0.29×
• Total profit: $-53,736
• Equity at exit: $40,256

10-year hold

• IRR: -9.0%
• Equity multiple: 0.39×
• Total profit: $-45,949
• Equity at exit: $23,344

Cash invested: $75,597 (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: 58 active · 29 under contract
• Months of supply: 26.8 mo (4%/mo absorbed)
• Median asking: $265,095 ($144/sqft)
• Median days on market: 104 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: +9.6% 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: 10.5×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$51
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-229

Break-even live

Break-even rent $2,426

Max offer price $236,889

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-135	+0% $-229	+5% $-322	+10% $-415
Rent	-10% $-398	-5% $-313	+0% $-229	+5% $-144	+10% $-60
Rate	-1.0pp $-93	-0.5pp $-160	base $-229	+0.5pp $-299	+1.0pp $-370

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: $67,498
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.20mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	109d	1	0.24mi
117 Williams Ln Aiken, SC	4.0	2.5	1923	$1,995	$1.04	6d	1	0.33mi
630 Downstream Ct Aiken, SC	5.0	2.5	2408	$2,290	$0.95	6d	1	0.35mi
123 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	5d	1	0.35mi
147 Williams Ln Aiken, SC	5.0	2.5	2459	$2,436	$0.99	6d	1	0.44mi
5744 Cobalt Falls Bnd Aiken, SC	4.0	2.5	2075	$2,175	$1.05	0d	1	0.45mi
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	119d	1	0.46mi
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	119d	1	0.49mi
7105 Foggy River Dr Aiken, SC	4.0	2.5	1967	$2,065	$1.05	6d	1	0.51mi
464 Narrow Bridge Ct Aiken, SC	3.0	2.5	1420	$1,920	$1.35	6d	1	0.52mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	119d	1	0.52mi
7321 Foggy River Dr Aiken, SC	4.0	2.5	1923	$2,035	$1.06	6d	1	0.55mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	109d	1	0.57mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	109d	1	0.59mi
1061B Pinecrest Ave NW Unit A Aiken, SC	3.0	2.0	1350	$1,600	$1.19	6d	1	1.11mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	109d	1	1.36mi
3328 Vaucluse Rd Aiken, SC	4.0	2.5	1850	$1,690	$0.91	6d	1	1.36mi
4155 Vaucluse Rd Aiken, SC	2.0–3.0	2.0–3.5	1248	$2,050	$1.64	0d	26	1.48mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $607 (about $50.58/month)Street lights in the communitySubdivision: Portrait Hills

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable availableElectric service (standard)
• Home design: Single-family residenceOne-storyNew construction
• Construction: Vinyl sidingComposition roofSlab foundationHome warranty includedBuilt as new construction
• Exterior features: PatioPorch with front porchLandscaped yardFront and rear sprinklers

Interior

• Kitchen: RangeDisposalDishwasherMicrowave
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Walk-in closetsKitchen islandPantryEat-in kitchenInsulated windowsSmoke detector(s)
• Laundry & utility: Washer hookupGas tankless water heater

HOA detail $51/mo · $612/yr

• Likely covers: gas

Listing history 50 events

1. 2026-09-24
   days on market $269,990 Active 115 DOM
2. 2026-09-23
   days on market $269,990 Active 114 DOM
3. 2026-09-22
   days on market $269,990 Active 113 DOM
4. 2026-09-21
   days on market $269,990 Active 112 DOM
5. 2026-09-20
   days on market $269,990 Active 111 DOM
6. 2026-09-19
   days on market $269,990 Active 110 DOM
7. 2026-09-18
   statusdays on market $269,990 Active 109 DOM
8. 2026-08-28
   status $269,990 Pending 108 DOM
9. 2026-08-27
   days on market $269,990 Active 108 DOM
10. 2026-08-26
    days on market $269,990 Active 107 DOM
11. 2026-08-25
    days on market $269,990 Active 106 DOM
12. 2026-08-24
    days on market $269,990 Active 105 DOM
13. 2026-08-23
    days on market $269,990 Active 104 DOM
14. 2026-08-22
    days on market $269,990 Active 103 DOM
15. 2026-08-21
    days on market $269,990 Active 102 DOM
16. 2026-08-20
    days on market $269,990 Active 101 DOM
17. 2026-08-19
    days on market $269,990 Active 100 DOM
18. 2026-08-18
    days on market $269,990 Active 99 DOM
19. 2026-08-17
    days on market $269,990 Active 98 DOM
20. 2026-08-16
    days on market $269,990 Active 97 DOM
21. 2026-08-15
    days on market $269,990 Active 96 DOM
22. 2026-08-14
    days on market $269,990 Active 95 DOM
23. 2026-08-13
    days on market $269,990 Active 94 DOM
24. 2026-08-12
    days on market $269,990 Active 93 DOM
25. 2026-08-11
    days on market $269,990 Active 92 DOM
26. 2026-08-10
    days on market $269,990 Active 91 DOM
27. 2026-08-09
    days on market $269,990 Active 90 DOM
28. 2026-08-08
    days on market $269,990 Active 89 DOM
29. 2026-08-07
    days on market $269,990 Active 88 DOM
30. 2026-08-06
    days on market $269,990 Active 87 DOM
31. 2026-08-05
    days on market $269,990 Active 86 DOM
32. 2026-08-04
    days on market $269,990 Active 85 DOM
33. 2026-08-03
    days on market $269,990 Active 84 DOM
34. 2026-07-31
    days on market $269,990 Active 81 DOM
35. 2026-07-29
    days on market $269,990 Active 79 DOM
36. 2026-07-27
    days on market $269,990 Active 77 DOM
37. 2026-07-25
    days on market $269,990 Active 75 DOM
38. 2026-07-24
    days on market $269,990 Active 74 DOM
39. 2026-07-23
    days on market $269,990 Active 73 DOM
40. 2026-07-22
    days on market $269,990 Active 72 DOM
41. 2026-07-21
    days on market $269,990 Active 71 DOM
42. 2026-07-18
    days on market $269,990 Active 68 DOM
43. 2026-07-16
    days on market $269,990 Active 66 DOM
44. 2026-07-16
    days on market $269,990 Active 65 DOM
45. 2026-07-14
    days on market $269,990 Active 64 DOM
46. 2026-07-14
    days on market $269,990 Active 63 DOM
47. 2026-07-12
    days on market $269,990 Active 62 DOM
48. 2026-07-11
    days on market $269,990 Active 61 DOM
49. 2026-07-10
    days on market $269,990 Active 60 DOM
50. 2026-07-09
    days on market $269,990 Active 59 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: $25,642
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$612
• − Depreciation: −$7,854
• Taxable loss: −$7,451
• Est. tax savings @ 24.0%: +$1,788
• After-tax cash flow: $-957/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

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The property has a good resale and rental value with potential for further improvements to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑
• Both Add smart locks — Enhances security and convenience ↑
• Both Add smart thermostat — Saves energy and improves comfort ↑

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

• HOA & community: Homeowners association with an annual fee of $607 (about $50.58/month)Street lights in the communitySubdivision: Portrait Hills

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable availableElectric service (standard)
• Home design: Single-family residenceOne-storyNew construction
• Construction: Vinyl sidingComposition roofSlab foundationHome warranty includedBuilt as new construction
• Exterior features: PatioPorch with front porchLandscaped yardFront and rear sprinklers

Interior

• Kitchen: RangeDisposalDishwasherMicrowave
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Walk-in closetsKitchen islandPantryEat-in kitchenInsulated windowsSmoke detector(s)
• Laundry & utility: Washer hookupGas tankless water heater

Price history

+5.9% since first listed

8 events — show timeline

• 2026-05-24 Price Changed $269,990 AMLS
• 2026-05-23 Price Changed $269,990 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2025-12-17 Price Changed $274,990 Hive MLS
• 2025-12-17 Price Changed $274,990 AMLS
• 2025-12-12 Listed $254,990 Hive MLS
• 2025-12-12 Listed $274,990 Hive MLS
• 2025-12-12 Listed $254,990 AMLS