7115 Mongolian Oak Dr NW · Aiken, SC 29801

$309,900

5 bd · 3.0 ba · 2,225 sqft · Other · 53 Days on market

Built 2026 7,405 sqft lot $51/mo HOA · 2% 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 +11.7/30.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Bentcreek II B floorplan, with 5 bedrooms, 3 bathrooms and a 2-car garage. This home features a main level guest bedroom or office, deluxe kitchen, porch, a spacious loft, LVP flooring on the main level along with laundry and baths on the second, and much more! Great Southern Homes offers many GreenSmart features to make your home more energy-efficient which in turn will save you money on your energy costs. Conveniently located off of Edgefield Highway, Portrait Hills is a short commute to exceptional healthcare offered at Aiken Regional Hospital and major employers like Bridgestone, SRS, Fort Eisenhower, formerly known as Fort Gordon, and the University of South Carolina Aik

Key facts

• Greensmart features
• Deluxe kitchen
• Lvp flooring

Tags

• MAIN LEVEL GUEST BEDROOM
• DELUXE KITCHEN
• SPACIOUS LOFT
• LVP FLOORING
• GREENSMART FEATURES

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (27.1% below list).
• Recommended offer: $226k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+5.1%/yr); 521 active listings in the ZIP; 5 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).
• At $2,258/mo this rent would consume 45% of the median local household income ($60k/yr) (locally 1260% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 53 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $249k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $225,813 (27.1% 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 53 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-51,385
• Equity at exit: $46,207

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-32,315
• Equity at exit: $26,794

Cash invested: $86,772 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$129
• HOA: −$51
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-91

Break-even live

Break-even rent $2,374

Max offer price $293,772

Occupancy floor 99%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7034 Foggy River Dr Aiken, SC	5.0	2.0	2459	$2,375	$0.97	23d	1	0.43mi
844 Silent Barge Cv Aiken, SC	4.0	2.5	1763	$1,899	$1.08	23d	1	0.50mi
7113 Foggy River Dr Aiken, SC	4.0	2.5	2172	$2,035	$0.94	23d	1	0.50mi
7259 Foggy River Dr Aiken, SC	4.0	2.0	2157	$2,045	$0.95	14d	1	0.58mi
755 Teague St NW Aiken, SC	4.0	2.0	2000	$2,200	$1.10	14d	1	1.27mi

HOA detail

• Monthly dues: $51 · $612/yr

Listing history 9 events

1. 2026-03-06
   status Pending
2. 2026-03-06
   status Pending
3. 2026-03-06
   historical
4. 2026-03-02
   historical
5. 2026-01-15
   price $309,900
6. 2026-01-08
   listed $314,900 Active
7. 2026-01-02
   listed $314,900 Active
8. 2026-01-02
   listed $314,900
9. 2025-11-12
   soldstatus $248,982

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: +$927/yr (+$77/mo · 110.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,098
• − Mortgage interest: −$17,359
• − Property taxes: −$839
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$612
• − Depreciation: −$9,015
• Taxable loss: −$6,613
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $492/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

+24.5% since first listed

9 events — show timeline

• 2026-03-06 Pending — AMLS
• 2026-03-06 Pending — Hive MLS
• 2026-03-06 Listing Removed — Hive MLS
• 2026-03-02 Listing Removed — Hive MLS
• 2026-01-15 Price Changed $309,900 AMLS
• 2026-01-08 Listed $314,900 AMLS
• 2026-01-02 Listed $314,900 Hive MLS
• 2026-01-02 Listed $314,900 Hive MLS
• 2025-11-12 Sold (Public Records) $248,982 Public Records