135 Oakwood Dr · Aiken, SC 29801

$99,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 18 Days on market

Built 1957 0.57 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

#DoNotMiss Come check out this charming home that has been completely updated! Relax in the living room that has a wood burning fireplace. The kitchen features granite counter tops, stainless steel appliances, and tons of cabinet space. Head down the hall to the bedrooms that have newly installed carpet or luxury plank wood look vinyl flooring. The bathroom has been updated with cultured marble counter tops and a shower tub combo. Enjoy chilling and grilling in the large flat fenced in rear yard.

Key facts

• Fully fenced
• 3rd bedroom
• Granite countertops

Tags

• FULLY FENCED
• CORNER LOT
• GRANITE COUNTERTOPS
• BUILT-IN BOOKCASE
• NOOK FOR WASHER AND DRYER
• 3RD BEDROOM

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Lot size: 0.57 acres; Zoning: Residential
• HOA & community: No community features listed

Exterior

• Parking: Driveway
• Utilities: Public water; Water available; Electricity available; Natural gas available; Sewer: Other
• Home design: Single-family residence; One level
• Construction: Frame and brick construction; Block foundation; Metal roof; Built in recent years (year not provided)
• Exterior features: Fenced yard; No patio or porch; Corner, level lot; Asphalt road access

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 5 total rooms (count includes living spaces)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: See remarks; Crawl space basement; Living room fireplace
• Laundry & utility: Washer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: J. D. Lever Elementary (math 32% / reading 29%, grade F, #389 of 597 statewide, top 66%, 505 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); 522 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 33% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; major 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.64% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.06% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.09×
• Total profit: $30,387
• Equity at exit: $14,895

10-year hold

• IRR: 34.5%
• Equity multiple: 4.46×
• Total profit: $96,731
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $677

Break-even live

Break-even rent $779

Max offer price $99,900

Occupancy floor 54%

Sensitivity live

Price	-10% $734	-5% $706	+0% $677	+5% $649	+10% $621
Rent	-10% $548	-5% $613	+0% $677	+5% $742	+10% $807
Rate	-1.0pp $728	-0.5pp $703	base $677	+0.5pp $651	+1.0pp $625

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wallace Green St Aiken, SC	3.0	1.0	1000	$1,200	$1.20	25d	1	1.46mi

Listing history 12 events

1. 2026-06-21
   days on market $99,900 Active 18 DOM
2. 2026-06-18
   days on market $99,900 Active 15 DOM
3. 2026-06-17
   days on market $99,900 Active 14 DOM
4. 2026-06-16
   days on market $99,900 Active 13 DOM
5. 2026-06-15
   days on market $99,900 Active 12 DOM
6. 2026-06-14
   days on market $99,900 Active 10 DOM
7. 2026-06-13
   days on market $99,900 Active 9 DOM
8. 2026-06-10
   days on market $99,900 Active 7 DOM
9. 2026-06-09
   days on market $99,900 Active 6 DOM
10. 2026-06-08
    days on market $99,900 Active 5 DOM
11. 2026-06-07
    remarks 692-char remark
12. 2026-06-07
    listed $99,900 Active 4 DOM

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $597 · $50/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $19,633
• − Mortgage interest: −$5,596
• − Property taxes: −$597
• − Insurance: −$500
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$2,906
• Taxable income: $6,894
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $6,473/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

+132.9% since first listed

16 events — show timeline

• 2026-06-03 Listed $99,900 AMLS
• 2022-03-09 Sold (Public Records) $136,000 Public Records
• 2022-03-04 Sold (MLS) $136,000 Hive MLS
• 2022-03-04 Sold (MLS) $136,000 AMLS
• 2022-03-04 Sold (MLS) $136,000 Hive MLS
• 2022-01-18 Listed $130,000 AMLS
• 2022-01-17 Listed $130,000 Hive MLS
• 2022-01-17 Listed $130,000 Hive MLS
• 2021-04-13 Sold (Public Records) $54,000 Public Records
• 2021-04-13 Sold (MLS) $54,000 Hive MLS
• 2021-04-13 Sold (MLS) $54,000 Hive MLS
• 2021-04-13 Sold (MLS) $54,000 AMLS
• 2021-03-17 Listed $55,000 Hive MLS
• 2021-03-17 Listed $55,000 Hive MLS
• 2021-03-17 Listed $55,000 AMLS
• 1989-09-01 Sold (Public Records) $42,900 Public Records

Property tax history

+7.2%/yr

Latest (2025): $597 · +0.0% YoY. Source: county tax records.