5214 Cobalt Fls Bnd · Aiken, SC 29801

$229,990

3 bd · 2.5 ba · 1,600 sqft · SingleFamily · 69 Days on market

Built 2026 Good condition 6,969 sqft lot ↓ 5% since listing

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Glacier Plan from our Freedom Series is a thoughtfully designed 2-story home offering 3 bedrooms, 2.5 bathrooms, and 1,600 square feet of living space, complete with a 2-car garage. As you step inside, you'll pass the staircase to the upper level before arriving at the bright and open family room. This inviting space flows seamlessly into the kitchen and dining area, creating the perfect setting for family time or entertaining. A convenient half bathroom is located just off the kitchen for easy access. The upper level is designed for relaxation and privacy, featuring a spacious primary suite with a walk-in closet and a private bathroom. Two secondary bedrooms, a full bathroom, a

Key facts

• Walk-in closet
• Private bathroom
• 6,969 sq ft lot

Tags

• BRIGHT AND OPEN FAMILY ROOM
• SEAMLESS FLOW INTO KITCHEN
• CONVENIENT HALF BATHROOM
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BATHROOM

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Underground utilities; Sewer available; Water available
• Home design: Single family residence; Two levels; New construction; Residential property
• Construction: Vinyl siding; Shingle/asphalt roof; Slab foundation; Built by National HomeCorp; Home warranty included
• Exterior features: Patio; Level lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Kitchen island; Eat-in kitchen; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $267,200.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (13.7% below list).
• Recommended offer: $198k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Aiken — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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); 522 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 40% 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 69 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,475 (13.7% 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 69 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $267,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
962 Silent Barge Cove Cv	0.08mi	3/2.5	1,649 (+3%)	4mo	$252,000	$153	88
887 Silent Barge Cv	0.15mi	3/2.5	1,404 (-12%)	4mo	$234,490	$167	69
900 Silent Barge Cv	0.13mi	3/2.5	1,404 (-12%)	9mo	$234,490	$167	66
5113 Needle Palm Rd NW	0.39mi	3/2.0	1,622 (+1%)	16mo	$262,900	$162	64
232 Grand Oaks Way NW	0.50mi	3/2.0	1,620 (+1%)	18mo	$260,000	$160	57
7033 Mongolian Oak Dr NW	0.35mi	3/2.5	1,823 (+14%)	11mo	$280,000	$154	52
5125 Needle Palm Rd NW	0.40mi	3/2.5	1,795 (+12%)	15mo	$264,900	$148	49
9121 NW Wafer Ash Bnd	0.48mi	3/2.0	1,395 (-13%)	8mo	$250,000	$179	47
9085 NW Wafer Ash Bnd	0.45mi	3/2.0	1,395 (-13%)	17mo	$249,990	$179	41
9085 Wafer Ash Bnd NW Lot 6	0.45mi	3/2.0	1,395 (-13%)	17mo	$249,990	$179	41
32 White Herron Cir	0.72mi	3/2.0	1,388 (-13%)	2mo	$342,400	$247	41
15 Pipeline Rd	0.57mi	3/1.5	1,500 (-6%)	24mo	$162,500	$108	39

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: -21.6%
• Equity multiple: 0.24×
• Total profit: $-56,814
• Equity at exit: $39,840

10-year hold

• IRR: -11.1%
• Equity multiple: 0.28×
• Total profit: $-54,232
• Equity at exit: $23,103

Cash invested: $74,816 (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: 522
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,401
• Tax est. 1.5%: −$334 /mo · $4,008/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-279

Break-even live

Break-even rent $2,337

Max offer price $226,885

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-186	+0% $-279	+5% $-371	+10% $-463
Rent	-10% $-435	-5% $-357	+0% $-279	+5% $-200	+10% $-122
Rate	-1.0pp $-144	-0.5pp $-211	base $-279	+0.5pp $-348	+1.0pp $-418

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: $66,800
• Closing costs: $8,016
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	25d	1	0.19mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	25d	1	0.20mi
7273 Foggy River Dr Aiken, SC	3.0	2.0	1923	$2,035	$1.06	16d	1	0.26mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	16d	1	0.27mi
221 Grand Oaks Way Aiken, SC	3.0	2.0	1822	$1,980	$1.09	16d	1	0.50mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	16d	1	1.35mi

Listing history 18 events

1. 2026-06-21
   days on market $229,990 Active 69 DOM
2. 2026-06-18
   days on market $229,990 Active 66 DOM
3. 2026-06-17
   pricedays on market $229,990 Active 65 DOM
4. 2026-06-16
   days on market $233,990 Active 64 DOM
5. 2026-06-15
   days on market $233,990 Active 63 DOM
6. 2026-06-14
   days on market $233,990 Active 61 DOM
7. 2026-06-13
   days on market $233,990 Active 60 DOM
8. 2026-06-10
   days on market $233,990 Active 58 DOM
9. 2026-06-09
   days on market $233,990 Active 57 DOM
10. 2026-06-08
    days on market $233,990 Active 56 DOM
11. 2026-06-07
    days on market $233,990 Active 55 DOM
12. 2026-06-03
    days on market $233,990 Active 51 DOM
13. 2026-06-02
    days on market $233,990 Active 50 DOM
14. 2026-06-01
    days on market $233,990 Active 49 DOM
15. 2026-05-31
    days on market $233,990 Active 48 DOM
16. 2026-05-30
    days on market $233,990 Active 47 DOM
17. 2026-05-09
    price $233,990
18. 2026-04-13
    listed $245,990 Active

ⓘ 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: $23,817
• − Mortgage interest: −$14,967
• − Property taxes: −$4,008
• − Insurance: −$1,336
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$7,773
• Taxable loss: −$8,078
• Est. tax savings @ 24.0%: +$1,939
• After-tax cash flow: $-1,405/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 · 7 photos

Good 80/100 None rehab

This well-maintained, move-in-ready home offers a spacious layout with modern finishes and a clean, inviting interior. It is ready for immediate occupancy and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.9% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $233,990 AMLS
• 2026-04-13 Listed $245,990 AMLS