131 Aumond Pl · Aiken, SC 29803

$189,900

2 bd · 2.0 ba · 1,092 sqft · Townhouse public records · 121 Days on market

Built 1992 3,920 sqft lot Est $175k · 9% over $55/mo HOA · 3% of rent ↓ 10% since listing

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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 +13.4/30.0
• DSCR +4.0/10.0
• ARV discount +3.6/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful end townhome /with carport in convenient south side location. 2 bedrooms 2 full baths. Tile in kitchen and dining area. Light colors through out. Wood burning fire place. Private back yard with patio and storage closet. Ceiling fans through out. Primary bath room with tile in bathroom and walk in closet. Pre fab flooring in the rest of the home. Refrigerator to remain. NEW ROOF INSTALLED 5/2026

Key facts

• Tile in kitchen
• Private back yard
• Carport

Tags

• CARPORT
• TILE IN KITCHEN
• WOOD BURNING FIRE PLACE
• PRIVATE BACK YARD
• PATIO
• STORAGE CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with $55 monthly fee

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Residential townhouse; One story
• Construction: Vinyl siding; Shingle/composition roof; Slab foundation; Built above grade: 1,092
• Exterior features: Patio; Storm door(s); Fenced yard; Sprinklers in front; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Tile; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans; Fireplace insert
• Interior features: Ceiling fans; Walk-in closets; Living room fireplace with insert
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $5 ($58/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (16.6% below list).
• Recommended offer: $158k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents rising fast (+4.4%/yr); 516 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 121 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,401 (16.6% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Aumond Pl	0.01mi	2/2.0	1,092 (0%)	3mo	$176,500	$162	97
128 Aumond Pl	0.02mi	2/2.0	1,092 (0%)	3mo	$186,900	$171	97
100 Raintree Ct	0.09mi	2/2.0	1,092 (0%)	8mo	$169,900	$156	89
107 Raintree Ct	0.10mi	2/2.0	1,092 (0%)	11mo	$130,000	$119	86
128 Shelby Dr	0.09mi	2/2.0	1,092 (0%)	14mo	$163,000	$149	84
136 Stonington Ln SW	0.40mi	2/2.0	1,092 (0%)	3mo	$186,000	$170	78
135 Stonington Ln SW	0.37mi	2/2.0	1,092 (0%)	8mo	$175,000	$160	76
112 Charleston Row Blvd	0.65mi	2/2.0	1,092 (0%)	5mo	$170,000	$156	65
139 Hillsborough Ln	0.58mi	2/2.0	1,092 (0%)	9mo	$188,500	$173	65
116 Charleston Row Blvd Blvd	0.63mi	2/2.0	1,092 (0%)	8mo	$135,000	$124	64
125 Bennington Ln	0.64mi	2/2.0	1,092 (0%)	9mo	$144,900	$133	63
124 Hillsborough Ln	0.62mi	2/2.0	1,234 (+13%)	10mo	$198,000	$160	41

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-28,170
• Equity at exit: $28,315

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-14,437
• Equity at exit: $16,419

Cash invested: $53,172 (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: 516
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$996
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$79
• HOA: −$55
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $5

Break-even live

Break-even rent $1,578

Max offer price $189,900

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $59	+0% $5	+5% $-49	+10% $-103
Rent	-10% $-120	-5% $-58	+0% $5	+5% $67	+10% $130
Rate	-1.0pp $100	-0.5pp $53	base $5	+0.5pp $-44	+1.0pp $-94

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Raintree Ct Aiken, SC	2.0	2.0	1092	$1,800	$1.65	21d	1	0.09mi
470 Greenwich Dr Aiken, SC	3.0	2.0	1386	$2,000	$1.44	24d	1	0.30mi
4285 Julep Way SW Aiken, SC	2.0	1.0–2.0	825	$2,093	$2.54	14d	28	0.51mi
147 Portofino Ln SW Aiken, SC	2.0	2.0	1334	$2,200	$1.65	24d	1	0.57mi
111 Bennington Ln Aiken, SC	2.0	2.0	1092	$1,400	$1.28	14d	1	0.68mi
650 Silver Bluff Rd Aiken, SC	1.0–3.0	1.0–2.0	894	$1,329	$1.49	14d	15	0.68mi
130 Bennington Ln Aiken, SC	2.0	2.0	1046	$1,275	$1.22	24d	1	0.70mi
210 Suffolk Dr Aiken, SC	3.0	2.0	1340	$1,725	$1.29	14d	1	0.72mi
3000 London Ct Aiken, SC	1.0–2.0	1.0–2.0	855	$1,255	$1.47	24d	3	0.73mi
3301 London Ct SW Apt 201 Aiken, SC	2.0	2.0	985	$1,300	$1.32	21d	1	0.73mi
3400 London Ct SW Unit 203 3400-203 Aiken, SC	2.0	2.0	985	$1,155	$1.17	24d	1	0.74mi
111 Smallridge St Aiken, SC	3.0	1.0	1032	$1,500	$1.45	14d	1	1.08mi
209 Silver Bluff Rd Aiken, SC	1.0	1.0	962	$1,250	$1.30	14d	1	1.13mi
1900 Roses Run Aiken, SC	2.0–3.0	2.0	1025	$1,124	$1.10	14d	10	1.14mi
3020 Stanhope Dr Aiken, SC	2.0	2.0	1440	$1,850	$1.28	24d	1	1.19mi
5 The Cors Aiken, SC	3.0	2.5	1350	$1,800	$1.33	14d	1	1.19mi
100 Cody Ln Aiken, SC	2.0–3.0	2.0–2.5	1163	$1,126	$0.97	14d	11	1.32mi
1030 Carriage Dr Unit D Aiken, SC	2.0	1.0	957	$1,100	$1.15	21d	1	1.39mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 17 events

1. 2026-06-18
   days on market $189,900 Active 121 DOM
2. 2026-06-17
   days on market $189,900 Active 120 DOM
3. 2026-06-16
   days on market $189,900 Active 119 DOM
4. 2026-06-15
   days on market $189,900 Active 118 DOM
5. 2026-06-14
   days on market $189,900 Active 116 DOM
6. 2026-06-13
   days on market $189,900 Active 115 DOM
7. 2026-06-10
   days on market $189,900 Active 113 DOM
8. 2026-06-09
   days on market $189,900 Active 112 DOM
9. 2026-06-08
   days on market $189,900 Active 111 DOM
10. 2026-06-07
    days on market $189,900 Active 110 DOM
11. 2026-06-03
    pricedays on market $189,900 Active 106 DOM
12. 2026-06-02
    days on market $186,900 Active 105 DOM
13. 2026-06-01
    days on market $186,900 Active 104 DOM
14. 2026-05-31
    days on market $186,900 Active 103 DOM
15. 2026-05-30
    days on market $186,900 Active 102 DOM
16. 2026-02-17
    listed $186,900 Active
17. 2024-08-13
    price $208,500

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $19,008
• − Mortgage interest: −$10,637
• − Property taxes: −$1,399
• − Insurance: −$950
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$660
• − Depreciation: −$5,524
• Taxable loss: −$3,203
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $827/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): 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

-10.4% since first listed

2 events — show timeline

• 2026-02-17 Listed $186,900 AMLS
• 2024-08-13 Price Changed $208,500 AMLS

Property tax history

+0.7%/yr

Latest (2025): $1,399 · +8.5% YoY. Source: county tax records.