2096 Lavender Ln · Aiken, SC 29803

$305,000

4 bd · 2.0 ba · 1,963 sqft · SingleFamily public records · 59 Days on market

Built 2008 0.39 ac lot Est $316k · at est. $13/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +9.1/15.0
• DSCR +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 4 bedroom stunner, positioned conveniently near shopping, schools, and recreation. Situated on a nearly half-acre lot, this extremely well-kept, single-owner home offers it all, including a spacious, split-floorplan layout, a dedicated laundry room, 2-car garage, a flat lot, and intentional updates over the last 19 years. Competitively priced to sell, this one isn't going to last long!

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 2008

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-19 ($-224/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.6% below list).
• Recommended offer: $227k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Chukker Creek Elementary (math 51% / reading 55%, grade C, #138 of 597 statewide, top 24%, 664 students, 30% FRL); M. B. Kennedy Middle (math 27% / reading 41%, grade F, #110 of 229 statewide, top 49%, 643 students, 51% FRL); South Aiken High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,356 students, 42% FRL).
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.4%/yr); 515 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/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 $9k 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 59 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $166k; list at $305k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $226,963 (25.6% 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 59 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $316,043
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2096 Lavender Ln	0.00mi	4/2.0	1,963 (0%)	1mo	$316,000	$161	99
1145 Watsonia Dr	0.32mi	4/2.0	1,943 (-1%)	1mo	$295,000	$152	83
1134 Watsonia Dr	0.36mi	4/2.0	1,950 (-1%)	2mo	$298,500	$153	81
934 Watsonia Dr	0.27mi	4/2.0	1,907 (-3%)	7mo	$325,000	$170	77
3075 Chamomile Ct	0.09mi	4/2.5	2,174 (+11%)	3mo	$349,000	$161	74
321 Talatha Church Rd Rd	0.14mi	4/2.0	1,960 (-0%)	24mo	$260,000	$133	73
3079 Chamomile Ct	0.11mi	4/2.0	2,033 (+4%)	20mo	$339,900	$167	72
1392 Watsonia Dr	0.20mi	4/2.0	1,850 (-6%)	19mo	$317,500	$172	65

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: -15.4%
• Equity multiple: 0.44×
• Total profit: $-47,450
• Equity at exit: $45,476

10-year hold

• IRR: -5.0%
• Equity multiple: 0.66×
• Total profit: $-29,459
• Equity at exit: $26,371

Cash invested: $85,400 (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 29803

• Rents YoY: 4.4%
• Active inventory: 515
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$127
• HOA: −$13
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-19

Break-even live

Break-even rent $2,293

Max offer price $301,697

Occupancy floor 96%

Sensitivity live

Price	-10% $154	-5% $68	+0% $-19	+5% $-105	+10% $-191
Rent	-10% $-198	-5% $-108	+0% $-19	+5% $71	+10% $161
Rate	-1.0pp $135	-0.5pp $59	base $-19	+0.5pp $-98	+1.0pp $-178

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1256 Watsonia Dr Unit NA Aiken, SC	4.0	2.0	1886	$2,600	$1.38	24d	1	0.40mi
507 Schaver Loop Aiken, SC	4.0	2.5	2557	$2,195	$0.86	24d	1	1.02mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 14 events

1. 2026-05-01
   status Pending

   Show marketing remark (396 chars)

   Updated 4 bedroom stunner, positioned conveniently near shopping, schools, and recreation. Situated on a nearly half-acre lot, this extremely well-kept, single-owner home offers it all, including a spacious, split-floorplan layout, a dedicated laundry room, 2-car garage, a flat lot, and intentional updates over the last 19 years. Competitively priced to sell, this one isn't going to last long!

2. 2026-05-01
   status Pending

   Show marketing remark (396 chars)

   Updated 4 bedroom stunner, positioned conveniently near shopping, schools, and recreation. Situated on a nearly half-acre lot, this extremely well-kept, single-owner home offers it all, including a spacious, split-floorplan layout, a dedicated laundry room, 2-car garage, a flat lot, and intentional updates over the last 19 years. Competitively priced to sell, this one isn't going to last long!

3. 2026-05-01
   historical 396-char remark

   Show marketing remark (396 chars)

   Updated 4 bedroom stunner, positioned conveniently near shopping, schools, and recreation. Situated on a nearly half-acre lot, this extremely well-kept, single-owner home offers it all, including a spacious, split-floorplan layout, a dedicated laundry room, 2-car garage, a flat lot, and intentional updates over the last 19 years. Competitively priced to sell, this one isn't going to last long!

4. 2026-04-30
   historical
5. 2026-04-14
   price $305,000
6. 2026-04-14
   price $305,000
7. 2026-03-03
   listed $320,000 Active

   Show marketing remark (396 chars)

   Updated 4 bedroom stunner, positioned conveniently near shopping, schools, and recreation. Situated on a nearly half-acre lot, this extremely well-kept, single-owner home offers it all, including a spacious, split-floorplan layout, a dedicated laundry room, 2-car garage, a flat lot, and intentional updates over the last 19 years. Competitively priced to sell, this one isn't going to last long!

8. 2026-03-03
   listed $320,000 Active

   Show marketing remark (396 chars)

   Updated 4 bedroom stunner, positioned conveniently near shopping, schools, and recreation. Situated on a nearly half-acre lot, this extremely well-kept, single-owner home offers it all, including a spacious, split-floorplan layout, a dedicated laundry room, 2-car garage, a flat lot, and intentional updates over the last 19 years. Competitively priced to sell, this one isn't going to last long!

9. 2026-03-03
   listed $305,000 396-char remark

   Show marketing remark (396 chars)

   Updated 4 bedroom stunner, positioned conveniently near shopping, schools, and recreation. Situated on a nearly half-acre lot, this extremely well-kept, single-owner home offers it all, including a spacious, split-floorplan layout, a dedicated laundry room, 2-car garage, a flat lot, and intentional updates over the last 19 years. Competitively priced to sell, this one isn't going to last long!

10. 2008-11-10
    soldstatus $166,000
11. 2008-11-10
    soldstatus $166,000
12. 2008-01-27
    listed $179,900
13. 2007-07-31
    soldstatus $178,090
14. 2007-02-01
    listed $170,350

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$872/yr (+$73/mo · 100.7%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $27,236
• − Mortgage interest: −$17,085
• − Property taxes: −$866
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − HOA: −$156
• − Depreciation: −$8,873
• Taxable loss: −$5,627
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $1,126/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): 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

+79.0% since first listed

14 events — show timeline

• 2026-05-01 Pending — Hive MLS
• 2026-05-01 Pending — AMLS
• 2026-05-01 Listing Removed — Hive MLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-04-14 Price Changed $305,000 Hive MLS
• 2026-04-14 Price Changed $305,000 AMLS
• 2026-03-03 Listed $305,000 Hive MLS
• 2026-03-03 Listed $320,000 AMLS
• 2026-03-03 Listed $320,000 Hive MLS
• 2008-11-10 Sold (Public Records) $166,000 Public Records
• 2008-11-10 Sold (MLS) $166,000 AMLS
• 2008-01-27 Listed $179,900 AMLS
• 2007-07-31 Sold (MLS) $178,090 AMLS
• 2007-02-01 Listed $170,350 AMLS

Property tax history

+0.7%/yr

Latest (2025): $866 · +0.0% YoY. Source: county tax records.