1359 Whispering Pine Rd · Ridge Spring, SC 29129

$75,000

1 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 48 Days on market

Built 1993 1.02 ac lot ↓ 25% since listing

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the peace of country living on just over an acre! Whether you're looking to personalize a home to fit your style or add a solid opportunity to your investment portfolio, this property is full of potential. This charming 1,050 sq ft home offers a great starting point to bring your vision to life and create something special. Conveniently located just about 14 miles from I-20, you'll have easy access to nearby amenities while still enjoying a quiet, spacious setting. Don't miss your chance to make this property your own! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Over an acre
• 1.02 acre lot
• Built 1993

Tags

• OVER AN ACRE
• EASY ACCESS TO AMENITIES
• QUIET SPACIOUS SETTING

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home; Sits on about 1.02 acres
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Family room on the main level; Kitchen on the main level
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#262 in SC) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment D-.
• 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: Ridge Spring-Monetta Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 353 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: 21 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $1k appreciation (1.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.90×
• Total profit: $18,920
• Equity at exit: $27,233

10-year hold

• IRR: 20.1%
• Equity multiple: 3.53×
• Total profit: $53,071
• Equity at exit: $37,485

Cash invested: $21,000 (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 29129

• Home prices YoY: 0.8%
• Active inventory: 21
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $251

Break-even live

Break-even rent $633

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $293	-5% $272	+0% $251	+5% $230	+10% $208
Rent	-10% $176	-5% $213	+0% $251	+5% $288	+10% $326
Rate	-1.0pp $289	-0.5pp $270	base $251	+0.5pp $232	+1.0pp $212

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 48 DOM
2. 2026-06-17
   days on market $75,000 Active 47 DOM
3. 2026-06-16
   days on market $75,000 Active 46 DOM
4. 2026-06-15
   days on market $75,000 Active 45 DOM
5. 2026-06-14
   days on market $75,000 Active 43 DOM
6. 2026-06-13
   days on market $75,000 Active 42 DOM
7. 2026-06-10
   days on market $75,000 Active 40 DOM
8. 2026-06-09
   days on market $75,000 Active 39 DOM
9. 2026-06-08
   days on market $75,000 Active 38 DOM
10. 2026-06-07
    days on market $75,000 Active 37 DOM
11. 2026-06-03
    days on market $75,000 Active 33 DOM
12. 2026-06-02
    days on market $75,000 Active 32 DOM
13. 2026-06-01
    days on market $75,000 Active 31 DOM
14. 2026-05-31
    days on market $75,000 Active 30 DOM
15. 2026-05-30
    days on market $75,000 Active 29 DOM
16. 2026-05-01
    listed $75,000 Active
17. 2025-11-11
    price $75,000
18. 2025-09-08
    price $100,000

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $11,411
• − Mortgage interest: −$4,201
• − Property taxes: −$909
• − Insurance: −$375
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,182
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $2,551/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 — Ridge Spring

• Score: 58/100
• State rank: #262
• US rank: #21040

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing D- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,329

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 0.60)
• Race & ethnicity: White 48% Black 39% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Slovak 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 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: ▲ 1.41%
• Current HPI: 177.4523
• Rent YoY: —
• Metro: —
• 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

-25.0% since first listed

3 events — show timeline

• 2026-05-01 Listed $75,000 Consolidated MLS
• 2025-11-11 Price Changed $75,000 AMLS
• 2025-09-08 Price Changed $100,000 AMLS

Property tax history

+3.5%/yr

Latest (2025): $909 · +8.3% YoY. Source: county tax records.