1113 Hahn Ave NE · Aiken, SC 29801

$105,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 8 Days on market

Built 1952 0.29 ac lot Est $135k · 22% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Looking for the home under 100k that is move in ready? Here it is. Enjoy your morning coffee or listen to the rain under you covered front porch. Or enjoy the back yard that has a private above ground pool and basketball pad for you kids to enjoy. Or you can just sit and enjoy the outside under the shade of the oak tree. Water system and stove do not convey.

Key facts

• Covered front porch
• Roof replaced
• 0.29 acre lot

Tags

• CROSLAND PARK NEIGHBORHOOD
• COVERED FRONT PORCH
• LUXURY VINYL PLANK FLOORING
• CARPORT FOR COVERED PARKING
• ROOF REPLACED

Property features AI

Exterior

• Parking: Detached carport; Space for 4 vehicles
• Utilities: Public sewer; Public water
• Home design: Single-story property
• Construction: Vinyl and other exterior finish; Slab foundation
• Exterior features: Partial gutters; Covered front porch; Chain link partial fencing; Paved road access; Approximately 0.289-acre lot; Public water

Interior

• Kitchen: Kitchen on the main level with luxury vinyl plank flooring
• Bedrooms: Master bedroom on the main level with luxury vinyl plank flooring; Two additional bedrooms on the main level with luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring in living room, kitchen and bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Luxury vinyl plank flooring throughout main living areas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.5% 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: 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); 521 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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.
• Current owner paid $51k; list at $105k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1952 — 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: 1.33% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $135,450
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 NE Hahn St	0.03mi	3/1.0	1,075 (0%)	18mo	$152,000	$141	84
1058 Croft Ave NE	0.25mi	3/1.5	1,051 (-2%)	9mo	$132,500	$126	75
1224 George St NE	0.12mi	3/1.0	1,108 (+3%)	23mo	$87,500	$79	70
1228 Alfred St	0.08mi	3/1.0	988 (-8%)	15mo	$85,000	$86	70
1000 Croft Ave NE	0.35mi	3/2.0	1,124 (+5%)	11mo	$175,000	$156	63
880 NE Alfred St	0.31mi	3/1.0	988 (-8%)	23mo	$135,000	$137	53
1507 Wyman St NE	0.42mi	3/1.5	1,212 (+13%)	22mo	$78,500	$65	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: 12.3%
• Equity multiple: 1.50×
• Total profit: $14,713
• Equity at exit: $15,656

10-year hold

• IRR: 22.7%
• Equity multiple: 3.12×
• Total profit: $62,458
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $452

Break-even live

Break-even rent $827

Max offer price $105,000

Occupancy floor 63%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 York St NE Aiken, SC	2.0	1.0	794	$1,000	$1.26	23d	1	0.26mi
816 York St Aiken, SC	2.0	1.0	1308	$1,450	$1.11	21d	1	0.60mi
328 Williamsburg St Aiken, SC	2.0	1.0	1043	$1,050	$1.01	14d	1	1.19mi
811 Laurens St NW Aiken, SC	3.0	1.5	986	$1,379	$1.40	23d	1	1.30mi

Listing history 7 events

1. 2026-06-18
   days on market $105,000 Active 8 DOM
2. 2026-06-17
   days on market $105,000 Active 7 DOM
3. 2026-06-16
   days on market $105,000 Active 6 DOM
4. 2026-06-15
   days on market $105,000 Active 5 DOM
5. 2026-06-14
   days on market $105,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $105,000 Active 2 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 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: $16,790
• − Mortgage interest: −$5,882
• − Property taxes: −$707
• − Insurance: −$525
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,055
• Taxable income: $3,935
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $4,480/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): 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

+467.6% since first listed

8 events — show timeline

• 2026-06-10 Listed $105,000 Consolidated MLS
• 2025-01-10 Price Changed $115,000 AMLS
• 2021-02-22 Sold (Public Records) $51,000 Public Records
• 2021-02-19 Sold (MLS) $51,000 AMLS
• 2021-01-14 Listed $58,000 AMLS
• 2012-08-03 Sold (MLS) $27,000 AMLS
• 2012-06-25 Listed $29,900 AMLS
• 1976-04-01 Sold (Public Records) $18,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $707 · +8.5% YoY. Source: county tax records.