Is 674 Hampton Dr in North Augusta, SC a good investment?

CashFlowRE grades it D- with a 4.7% cap rate and $-296/mo modeled cash flow at a $225,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 674 Hampton Dr?

The modeled cap rate is 4.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,846/month, from CashFlowRE's rent model.

D- Composite 35.11

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).

ARV discount +8.9/15.0
Cash flow +7.3/30.0
Schools +4.1/10.0
Condition / age +4.0/5.0
Livability +3.6/5.0
1% rule +3.2/10.0
Rent growth +2.5/5.0
DSCR +1.5/10.0
Appreciation +0.0/10.0

$225,000

674 Hampton Dr · North Augusta, SC 29860

2 bd · 2.0 ba · 1,350 sqft · Townhouse · 89 Days on market

Built 2024 Good condition 2,614 sqft lot Garage $167/sqft · at area comps Est $232k · at est. $200/mo HOA · 11% of rent ↓ 8% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Fantastic move in ready one-level townhome in the desirable Windsor community of North Augusta with neighborhood pool and so much more! This 2-bedroom, 2-bathroom home offers a well-designed and inviting layout with low-maintenance living in mind! LVP flooring flows throughout the main living areas, while the living room is filled with natural light and features a ceiling fan for added comfort! The heart of the home is the kitchen, showcasing an island with breakfast bar seating, granite countertops, a sleek subway tile backsplash, and stainless steel appliances - including a refrigerator, dishwasher, glass top stove, and built-in microwave! The spacious owner's suite includes a ceiling fan and a private bath complete with granite countertops, framed mirror, and walk-in closet! The second bedroom also features a ceiling fan and convenient access to a full bathroom with matching granite finishes and a framed mirror! Additional highlights include a dedicated laundry room, covered patio, and a privacy-fenced backyard - perfect for relaxing or entertaining! Enjoy all that Windsor has to offer with neighborhood amenities such as sidewalks, a swimming pool, pavilion, dog park and playground! Ideally located between Augusta and Aiken, this home provides easy access to shopping, dining, SRP Park, and the North Augusta Greeneway! Furnishings negotitable with acceptable offer!

Key facts

Private bath
Lvp flooring
Granite countertops

What this means for you Summary

Snapshot

This is a 2-bed/2.0-bath townhouse listed at $225k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $182k (19.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.9% below list).
Recommended offer: $182k (19.1% below list) — sets the bar for cash-flow.
Cap rate 4.7% vs local median 3.7% in North Augusta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

Location reads 71/100 on livability (#56 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Merriwether Elementary (math 35% / reading 42%, grade F, #306 of 597 statewide, top 51%, 768 students, 59% FRL); Merriwether Middle (math 29% / reading 41%, grade F, #104 of 229 statewide, top 46%, 367 students, 62% FRL); Strom Thurmond High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 748 students, 74% FRL).
Market conditions: 455 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

It's been on market 89 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
3 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $182,112 (19.1% below list)

Questions for the listing agent

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?
It's been on market 89 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.82% ✗
Cap rate: 4.71%
Cash-on-cash: -5.65%
DSCR: 0.75
GRM: 10.2

CMA / ARV

ARV (median comp): $232,384
List price: $225,000
Delta: -3.18%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1092 Primrose Dr Unit 26c	0.05mi	2/2.0	1,230 (-9%)	5mo	$229,900	$187	78
647 Hampton Dr Unit 5c	0.06mi	2/2.5	1,468 (+9%)	3mo	$239,000	$163	78
1087 Primrose Dr Unit 18d	0.05mi	2/2.0	1,230 (-9%)	6mo	$236,000	$192	78
1094 Primrose Dr Unit 26b	0.05mi	2/2.0	1,230 (-9%)	6mo	$229,900	$187	78
1091 Primrose Dr Unit 17b	0.05mi	2/2.0	1,230 (-9%)	11mo	$234,900	$191	74
1093 Primrose Dr Unit 17c	0.05mi	2/2.0	1,230 (-9%)	12mo	$236,500	$192	73
645 Hampton Dr Unit 5B	0.06mi	2/2.5	1,468 (+9%)	10mo	$239,000	$163	72
1081 Primrose Dr Unit 18A	0.05mi	2/2.0	1,230 (-9%)	14mo	$244,000	$198	72
1095 Primrose Dr Unit 17D	0.05mi	2/2.0	1,230 (-9%)	14mo	$240,000	$195	72
1089 Primrose Dr Unit 17A	0.05mi	2/2.0	1,230 (-9%)	14mo	$239,900	$195	71
643 Hampton Dr Unit 5a	0.06mi	3/2.5 (+1)	1,544 (+14%)	2mo	$254,000	$165	64
633 Hampton Dr Unit 4A	0.09mi	3/2.5 (+1)	1,490 (+10%)	15mo	$245,000	$164	59

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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: -25.9%
Equity multiple: 0.12×
Total profit: $-55,186
Equity at exit: $33,548

10-year hold

IRR: -22.2%
Equity multiple: -0.14×
Total profit: $-71,750
Equity at exit: $19,454

Cash invested: $63,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 17 active · 3 under contract
Months of supply: 17.0 mo (6%/mo absorbed)
Median asking: $243,000 ($165/sqft)
Median days on market: 89 d
This list price: 6% of active listings are priced below it
ARV vs active asking: +4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29860

Home prices YoY: -18.9%
Active inventory: 455
Price-to-rent: 10.2×

Monthly cashflow live

Estimated rent: $1,846 high interval (Pro) →
Mortgage (P&I): −$1,180
Tax est. 1.5%: −$281 /mo · $3,375/yr
Insurance: −$94
HOA: −$200
Lot rent: −$0
Vacancy / Maint / Mgmt: −$388
Net cashflow: $-296

Break-even live

Break-even rent $2,221

Max offer price $182,112

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-219	+0% $-296	+5% $-374	+10% $-452
Rent	-10% $-442	-5% $-369	+0% $-296	+5% $-223	+10% $-151
Rate	-1.0pp $-183	-0.5pp $-239	base $-296	+0.5pp $-355	+1.0pp $-414

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: $56,250
Closing costs: $6,750
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hampton Dr North Augusta, SC	3.0	2.5	1490	$1,924	$1.29	72d	1	0.16mi
4416 Beautiful Pond Park North Augusta, SC	3.0	3.0	1600	$1,850	$1.16	72d	1	0.52mi
4416 Beautiful Pond Park North Augusta, SC	3.0	3.0	1341	$1,850	$1.38	70d	1	0.52mi
242 Haley Dr North Augusta, SC	2.0	2.0	1134	$1,375	$1.21	63d	1	1.21mi
205 Haley Dr North Augusta, SC	2.0	2.0	1400	$1,400	$1.00	63d	1	1.25mi

Property features AI

Finance

HOA & community: Homeowners association with annual fee (approximately $2,400/year — about $200/month)Community amenities include park and playground

Exterior

Parking: Attached garage with garage door opener (1 garage space, 1 total parking space)
Utilities: Public waterPublic sewerWater connectedSewer connected
Home design: TownhouseTwo-storyEntry level: 1
Construction: Vinyl sidingShingle / composition roofSlab foundationBuilt as residential townhouse
Exterior features: Covered patioPatioFront porchPrivacy fencing / FencedPaved road accessHas viewCommunity pool

Interior

Kitchen: RefrigeratorRangeDishwasherCooktopMicrowave
Bedrooms: Total rooms: 4
Flooring: Wood
Bathrooms: 2 full bathrooms
Heating & cooling: Central airHeat pumpForced airElectric heating
Interior features: Walk-in closetsEntrance foyerKitchen islandPantry
Laundry & utility: Washer hookupElectric water heater

HOA detail $200/mo · $2,400/yr

Likely covers: pool

Listing history 50 events

2026-08-08

days on market $225,000 Active 89 DOM
2026-08-07

days on market $225,000 Active 88 DOM
2026-08-06

days on market $225,000 Active 87 DOM
2026-08-05

days on market $225,000 Active 86 DOM
2026-08-04

days on market $225,000 Active 85 DOM
2026-08-03

days on market $225,000 Active 84 DOM
2026-07-31

pricedays on market $225,000 Active 81 DOM
2026-07-29

days on market $229,900 Active 79 DOM
2026-07-27

days on market $229,900 Active 77 DOM
2026-07-25

days on market $229,900 Active 75 DOM
2026-07-23

days on market $229,900 Active 73 DOM
2026-07-22

days on market $229,900 Active 72 DOM
2026-07-21

days on market $229,900 Active 71 DOM
2026-07-18

days on market $229,900 Active 68 DOM
2026-07-16

days on market $229,900 Active 66 DOM
2026-07-16

days on market $229,900 Active 65 DOM
2026-07-14

days on market $229,900 Active 64 DOM
2026-07-14

days on market $229,900 Active 63 DOM
2026-07-12

days on market $229,900 Active 62 DOM
2026-07-11

days on market $229,900 Active 61 DOM
2026-07-10

days on market $229,900 Active 60 DOM
2026-07-09

days on market $229,900 Active 59 DOM
2026-07-08

days on market $229,900 Active 58 DOM
2026-07-07

days on market $229,900 Active 57 DOM
2026-07-06

days on market $229,900 Active 56 DOM
2026-07-05

days on market $229,900 Active 55 DOM
2026-07-04

days on market $229,900 Active 54 DOM
2026-07-03

days on market $229,900 Active 53 DOM
2026-07-02

days on market $229,900 Active 52 DOM
2026-07-01

days on market $229,900 Active 51 DOM
2026-06-30

days on market $229,900 Active 50 DOM
2026-06-29

days on market $229,900 Active 49 DOM
2026-06-28

days on market $229,900 Active 48 DOM
2026-06-28

days on market $229,900 Active 47 DOM
2026-06-27

days on market $229,900 Active 46 DOM
2026-06-25

days on market $229,900 Active 44 DOM
2026-06-23

days on market $229,900 Active 42 DOM
2026-06-22

pricedays on market $229,900 Active 41 DOM
2026-06-18

days on market $239,900 Active 38 DOM
2026-06-17

days on market $239,900 Active 37 DOM
2026-06-16

days on market $239,900 Active 36 DOM
2026-06-15

days on market $239,900 Active 35 DOM
2026-06-14

days on market $239,900 Active 33 DOM
2026-06-13

days on market $239,900 Active 32 DOM
2026-06-10

days on market $239,900 Active 30 DOM
2026-06-09

days on market $239,900 Active 29 DOM
2026-06-08

days on market $239,900 Active 28 DOM
2026-06-07

days on market $239,900 Active 27 DOM
2026-06-05

days on market $239,900 Active 24 DOM
2026-06-03

days on market $239,900 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,155
− Mortgage interest: −$12,603
− Property taxes: −$3,375
− Insurance: −$1,125
− Repairs & maintenance: −$1,772
− Management: −$1,772
− HOA: −$2,400
− Depreciation: −$6,545
Taxable loss: −$7,439

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,785
After-tax cash flow: $-1,771/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 · 13 photos

Good 80/100 None rehab

This move-in ready townhome in the Windsor community of North Augusta offers a well-designed layout with modern finishes and low-maintenance living. It is in good condition with potential for minor updates to enhance its curb appeal and market value.

Value-add opportunities

Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
Both Landscaping improvements — A well-maintained yard can attract more buyers and renters. ↑
Both Adding smart home features — Modern technology can increase the home's appeal and marketability. ↑
Both Upgrading the kitchen backsplash — A fresh backsplash can refresh the kitchen and add value. ↑
Both Adding a smart thermostat — Energy-efficient systems can lower utility costs and attract eco-conscious buyers and renters. ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Merriwether Elementary F SC #306/597 Nat'l #20,973/41,679 Middle Merriwether Middle F SC #104/229 Nat'l #7,460/14,009 High Strom Thurmond High D SC #151/196 Nat'l #5,677/17,239

Schools (NCES district)

District: Edgefield 01
NCES district ID: 4502070
Math proficiency: 26% ▼ -11.00%
Reading proficiency: 39% ▼ -3.00%
Median HH income: $44,958
Composite: 27.75/100
National rank: #6897
State rank: #48 of 80 in SC

B Composite livability gradescore 71/100

Livability — North Augusta

Score: 71/100
State rank: #56
US rank: #7190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Edgefield County · 26,188 people
City population: 50,543
Metro: Augusta-Richmond County, GA-SC
Population (ZIP): 18,201
Household income: $97,268
Rent vs Own: 12.8% rent · 87.2% own
Severe rent burden: 1% of renters

Population outlook (Edgefield County) Hauer SSP2

Today (2025): 26,188 people
By 2030: 25,803 · -1.5%
By 2040: 24,658 · -5.8%
By 2050: 23,034 · -12.0%
By 2075: 19,448 · -25.7%
By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (76%)
Race & ethnicity: White 76% Black 16% Two or more races 5% Hispanic / Latino 3%
Common ancestry: Portuguese 2% Lithuanian 2% Serbian 2%
Foreign-born: 2% · Canada
Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Edgefield

2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -59.23%
Current HPI: 253.9451
Rent YoY: —
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
#370 Sonoco Products Hartsville $6.8B

Price history

-8.0% since first listed

8 events — show timeline

2026-06-20 Price Changed $229,900 AMLS
2026-06-20 Price Changed $229,900 Hive MLS
2026-05-28 Price Changed $239,900 Hive MLS
2026-05-28 Price Changed $239,900 AMLS
2026-05-11 Listing Removed — Hive MLS
2026-03-27 Listed $249,900 Hive MLS
2026-03-27 Listed $249,900 Hive MLS
2026-03-27 Listed $249,900 AMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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