802 Legare Rd SW · Aiken, SC 29803

$165,000

3 bd · 2.5 ba · 1,837 sqft · SingleFamily public records · 3 Days on market

Built 1954 0.44 ac lot Est $303k · 46% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in one of Midtown Aiken's most quiet and highly sought-after neighborhoods, this charming 3-bedroom, 2-bath brick ranch offers an incredible opportunity to restore and reimagine a classic home full of character. Bearing the scars of Storm Helene and in need of a full remodel, this property is ready for a visionary owner to bring it back to life while preserving the timeless charm these homes are known for. Enjoy an unbeatable location on a peaceful street within walking distance to shopping and dining, and just minutes from Downtown Aiken and the beautiful Hitchcock Woods. Whether you are an investor, contractor, or buyer looking to create your dream home, the potential here is unde

Key facts

• Hitchcock woods
• Midtown aiken
• Peaceful street

Tags

• MIDTOWN AIKEN
• PEACEFUL STREET
• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO DINING
• MINUTES FROM DOWNTOWN AIKEN
• HITCHCOCK WOODS

Property features AI

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Water available; Sewer available
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Shingle roof; Block and brick/mortar foundation; Built as a residential single-family home
• Exterior features: Front porch; Fenced yard; Level lot; Asphalt-paved road access

Interior

• Flooring: Ceramic tile; Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Fireplace heating (living room); Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; Pantry; See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.8% vs local median 4.0% 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 (+4.4%/yr); 515 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $303,105
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 Clark Rd	0.32mi	3/2.0	1,762 (-4%)	9mo	$241,000	$137	69
1123 Williams Dr	0.49mi	4/2.0 (+1)	1,828 (-0%)	1mo	$274,500	$150	69
199 Hickory Rd	0.38mi	3/3.0	1,916 (+4%)	8mo	$410,000	$214	67
1119 Parsons Ln SW	0.35mi	4/2.0 (+1)	1,802 (-2%)	9mo	$220,000	$122	66
194 Dogwood Rd	0.52mi	3/2.5	1,916 (+4%)	3mo	$335,900	$175	66
1124 Parsons Ln SW	0.27mi	3/2.5	2,002 (+9%)	11mo	$296,500	$148	63
5 Rosemary Dr	0.55mi	3/2.0	1,728 (-6%)	2mo	$279,625	$162	61
842 Calhoun Pl SE	0.74mi	3/2.0	1,934 (+5%)	1mo	$495,000	$256	54
2 Georgann Ln	0.49mi	3/2.0	2,000 (+9%)	11mo	$275,000	$138	51
12 Janet Rd	0.60mi	4/2.0 (+1)	1,913 (+4%)	9mo	$314,875	$165	51
322 Mimosa Cir	0.72mi	4/2.0 (+1)	2,000 (+9%)	3mo	$615,000	$308	42
104 SE Dunbarton Cir	0.70mi	3/1.5	1,637 (-11%)	11mo	$459,000	$280	36

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-11,349
• Equity at exit: $24,602

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $17,142
• Equity at exit: $14,266

Cash invested: $46,200 (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 29803

• Rents YoY: 4.4%
• Active inventory: 515
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$865
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $203

Break-even live

Break-even rent $1,417

Max offer price $165,000

Occupancy floor 83%

Sensitivity live

Price	-10% $296	-5% $250	+0% $203	+5% $156	+10% $110
Rent	-10% $71	-5% $137	+0% $203	+5% $269	+10% $335
Rate	-1.0pp $286	-0.5pp $245	base $203	+0.5pp $160	+1.0pp $117

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cody Ln Aiken, SC	2.0–3.0	2.0–2.5	1163	$1,326	$1.14	15d	11	0.67mi
5 The Cors Aiken, SC	3.0	2.5	1350	$1,800	$1.33	15d	1	0.83mi
566 Newberry St Aiken, SC	2.0	1.0	1236	$3,000	$2.43	15d	1	1.24mi
101 Fairway Rdg Aiken, SC	1.0–3.0	1.0–2.0	1005	$1,285	$1.28	15d	15	1.34mi
1445 Lyon Dr SE Apt 3 Aiken, SC	2.0	1.0	1330	$895	$0.67	24d	1	1.42mi

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-16
   listed $165,000 Active

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $20,089
• − Mortgage interest: −$9,243
• − Property taxes: −$2,225
• − Insurance: −$825
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,800
• Taxable loss: −$218
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $2,489/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): 40,699
• Household income: $86,023
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 641.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -221.02%
• Current HPI: 231.6908
• Rent YoY: ▲ 4.43%
• 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

2 events — show timeline

• 2026-05-19 Pending — AMLS
• 2026-05-16 Listed $165,000 AMLS

Property tax history

+2.6%/yr

Latest (2025): $2,225 · +323.9% YoY. Source: county tax records.