602 W Buena Vista Ave Unit 12 · North Augusta, SC 29841

$235,000

3 bd · 3.0 ba · 1,500 sqft · Townhouse public records · 21 Days on market

Built 2007 2,178 sqft lot Est $376k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience downtown North Augusta living at its best in this charming end-unit townhome just walking distance to Hammonds Ferry, local restaurants, coffee shops, boutiques, and more! Freshly painted inside and filled with character, this 3-bedroom, 3-bathroom home also features a versatile flex room perfect for a home office, workout space, or guest area! Hardwood floors flow throughout the home, while the inviting living room showcases crown molding and a ceiling fan for added comfort! The dining room is highlighted by a beautiful chandelier, creating the perfect setting for entertaining! The kitchen offers breakfast bar seating, granite countertops, and appliances including a refrigerator, stove, built-in microwave, and dishwasher! The spacious owner's suite features a ceiling fan, walk-in closet, and private bath with double sink vanity and ceramic tile flooring! The second bedroom includes a ceiling fan and convenient access to a full bathroom, while the third bedroom offers a ceiling fan and its own private full bath! A laundry closet adds everyday convenience! Enjoy unbeatable walkability and low-maintenance living in one of North Augusta's most convenient locations!

Key facts

• End-unit townhome
• Flex room
• Granite countertops

Tags

• END-UNIT TOWNHOME
• FLEX ROOM
• HARDWOOD FLOORS
• CROWN MOLDING
• BREAKFAST BAR SEATING
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Parking pad; Additional pad out back; See remarks for parking details
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Townhouse; Two stories; Entry level: 1
• Construction: Fiber cement siding (see remarks); Shingle/composition roof; Slab foundation; Built as a townhouse
• Exterior features: Front porch; Paved road access; Has a view; Other structures (see remarks)

Interior

• Kitchen: Electric oven; Self-cleaning oven; Cooktop; Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master downstairs
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Other heating
• Interior features: Master suite on the main floor; Walk-in closets; Ceiling fans
• Laundry & utility: Washer hookup; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-51 ($-613/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (16.1% below list).
• Recommended offer: $197k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in North Augusta — 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 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.
• 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: Hammond Hill Elementary (math 51% / reading 48%, grade D, #168 of 597 statewide, top 31%, 677 students, 26% FRL); Paul Knox Middle (math 32% / reading 43%, grade F, #90 of 229 statewide, top 42%, 683 students, 48% FRL); North Augusta High (math 51% / reading 86%, grade B, #68 of 196 statewide, top 35%, 1,719 students, 42% FRL) — zoned schools average 39% FRL vs 54% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 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 (+3.9%/yr); 361 active listings in the ZIP; 16 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).
• This rent runs 33% of the median local income ($72k/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 $7k 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 21 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $122k; list at $235k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $197,095 (16.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $376,500
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Alta Vista Ave Unit 5	0.05mi	3/3.5	1,692 (+13%)	1mo	$255,000	$151	74
262 Village Pkwy	0.32mi	2/2.0 (-1)	1,456 (-3%)	7mo	$295,000	$203	65
450 Railroad Ave Unit 4b	0.51mi	3/2.5	1,560 (+4%)	11mo	$392,000	$251	58
450 Railroad Ave Unit 1b	0.51mi	2/2.5 (-1)	1,560 (+4%)	8mo	$464,950	$298	56
450 Railroad Ave Unit 2b	0.51mi	2/2.5 (-1)	1,560 (+4%)	11mo	$405,000	$260	54
116 Village Pkwy	0.45mi	2/2.0 (-1)	1,456 (-3%)	14mo	$280,000	$192	54

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 · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-39,433
• Equity at exit: $35,039

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-30,577
• Equity at exit: $20,319

Cash invested: $65,800 (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 29841

• Rents YoY: 3.9%
• Active inventory: 361
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$278 /mo · $3,334/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-51

Break-even live

Break-even rent $2,036

Max offer price $225,973

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $15	+0% $-51	+5% $-118	+10% $-184
Rent	-10% $-207	-5% $-129	+0% $-51	+5% $27	+10% $105
Rate	-1.0pp $67	-0.5pp $9	base $-51	+0.5pp $-112	+1.0pp $-174

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	956	$1,990	$2.08	14d	27	0.70mi
164 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	968	$3,119	$3.22	14d	23	0.81mi
111 Railroad Ave Unit 701 North Augusta, SC	2.0	2.0	1188	$2,599	$2.19	24d	1	0.88mi
111 Railroad Ave Unit 702 North Augusta, SC	2.0	2.0	1155	$2,195	$1.90	24d	1	0.88mi
111 Railroad Ave Unit 406 North Augusta, SC	2.0	2.0	1155	$2,399	$2.08	24d	1	0.88mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	14d	11	0.91mi
822 W Woodlawn Ave North Augusta, SC	4.0	2.0	1742	$2,900	$1.66	21d	1	0.92mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	24d	1	0.93mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	44d	1	0.96mi
29 Pheasant Ct North Augusta, SC	2.0	2.5	1200	$1,450	$1.21	14d	1	0.98mi
848 Lake Terrace Dr Augusta, GA	2.0	1.0	1200	$1,300	$1.08	44d	1	1.26mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	1.26mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	44d	1	1.33mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	24d	1	1.33mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	1.42mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	1.42mi

Listing history 33 events

1. 2026-06-18
   days on market $235,000 Active 21 DOM
2. 2026-06-17
   days on market $235,000 Active 20 DOM
3. 2026-06-16
   days on market $235,000 Active 19 DOM
4. 2026-06-15
   days on market $235,000 Active 18 DOM
5. 2026-06-14
   days on market $235,000 Active 16 DOM
6. 2026-06-13
   days on market $235,000 Active 15 DOM
7. 2026-06-10
   days on market $235,000 Active 13 DOM
8. 2026-06-09
   days on market $235,000 Active 12 DOM
9. 2026-06-08
   days on market $235,000 Active 11 DOM
10. 2026-06-07
    days on market $235,000 Active 10 DOM
11. 2026-06-03
    days on market $235,000 Active 6 DOM
12. 2026-06-02
    days on market $235,000 Active 5 DOM
13. 2026-06-01
    days on market $235,000 Active 4 DOM
14. 2026-05-31
    days on market $235,000 Active 3 DOM
15. 2026-05-30
    days on market $235,000 Active 2 DOM
16. 2026-05-28
    listed $235,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    Experience downtown North Augusta living at its best in this charming end-unit townhome just walking distance to Hammonds Ferry, local restaurants, coffee shops, boutiques, and more! Freshly painted inside and filled with character, this 3-bedroom, 3-bathroom home also features a versatile flex room perfect for a home office, workout space, or guest area! Hardwood floors flow throughout the home, while the inviting living room showcases crown molding and a ceiling fan for added comfort! The dining room is highlighted by a beautiful chandelier, creating the perfect setting for entertaining! The kitchen offers breakfast bar seating, granite countertops, and appliances including a refrigerator, stove, built-in microwave, and dishwasher! The spacious owner's suite features a ceiling fan, walk-in closet, and private bath with double sink vanity and ceramic tile flooring! The second bedroom includes a ceiling fan and convenient access to a full bathroom, while the third bedroom offers a ceiling fan and its own private full bath! A laundry closet adds everyday convenience! Enjoy unbeatable walkability and low-maintenance living in one of North Augusta's most convenient locations!

17. 2026-05-28
    listed $235,000 Active

    Show marketing remark (1191 chars)

    Experience downtown North Augusta living at its best in this charming end-unit townhome just walking distance to Hammonds Ferry, local restaurants, coffee shops, boutiques, and more! Freshly painted inside and filled with character, this 3-bedroom, 3-bathroom home also features a versatile flex room perfect for a home office, workout space, or guest area! Hardwood floors flow throughout the home, while the inviting living room showcases crown molding and a ceiling fan for added comfort! The dining room is highlighted by a beautiful chandelier, creating the perfect setting for entertaining! The kitchen offers breakfast bar seating, granite countertops, and appliances including a refrigerator, stove, built-in microwave, and dishwasher! The spacious owner's suite features a ceiling fan, walk-in closet, and private bath with double sink vanity and ceramic tile flooring! The second bedroom includes a ceiling fan and convenient access to a full bathroom, while the third bedroom offers a ceiling fan and its own private full bath! A laundry closet adds everyday convenience! Enjoy unbeatable walkability and low-maintenance living in one of North Augusta's most convenient locations!

18. 2026-02-13
    price $121,900 405-char remark

    Show marketing remark (405 chars)

    3 bdrm 3 bath ready to move in! Includes hardwood flrs, upgraded lighting, blinds already installed, marble top vanities & nice side by side refrigerator stayS! Fantastic flr plan includes the owners suite w/ huge walk-in closet & spare bedroom/bathroom on main level! 3rd bedroom plus large sitting rm w/ closet & possible 4th bdrm up! Near Riverview park/Greeneway! Great 4 residents!

19. 2024-06-26
    soldstatus $122,000 405-char remark

    Show marketing remark (405 chars)

    3 bdrm 3 bath ready to move in! Includes hardwood flrs, upgraded lighting, blinds already installed, marble top vanities & nice side by side refrigerator stayS! Fantastic flr plan includes the owners suite w/ huge walk-in closet & spare bedroom/bathroom on main level! 3rd bedroom plus large sitting rm w/ closet & possible 4th bdrm up! Near Riverview park/Greeneway! Great 4 residents!

20. 2024-05-07
    listed $344,830 405-char remark

    Show marketing remark (405 chars)

    3 bdrm 3 bath ready to move in! Includes hardwood flrs, upgraded lighting, blinds already installed, marble top vanities & nice side by side refrigerator stayS! Fantastic flr plan includes the owners suite w/ huge walk-in closet & spare bedroom/bathroom on main level! 3rd bedroom plus large sitting rm w/ closet & possible 4th bdrm up! Near Riverview park/Greeneway! Great 4 residents!

21. 2023-11-11
    historical $750
22. 2023-11-10
    listed $750
23. 2022-10-07
    soldstatus $217,000
24. 2020-08-19
    soldstatus $162,400
25. 2020-07-28
    soldstatus $162,400
26. 2020-07-28
    soldstatus $162,400
27. 2020-06-24
    listed $154,900
28. 2020-06-24
    listed $154,900
29. 2017-07-17
    soldstatus $117,000
30. 2009-09-08
    soldstatus $122,000
31. 2009-08-31
    soldstatus $122,000 Closed 405-char remark

    Show marketing remark (405 chars)

    3 bdrm 3 bath ready to move in! Includes hardwood flrs, upgraded lighting, blinds already installed, marble top vanities & nice side by side refrigerator stayS! Fantastic flr plan includes the owners suite w/ huge walk-in closet & spare bedroom/bathroom on main level! 3rd bedroom plus large sitting rm w/ closet & possible 4th bdrm up! Near Riverview park/Greeneway! Great 4 residents!

32. 2009-08-31
    soldstatus $122,000

    Show marketing remark (405 chars)

    3 bdrm 3 bath ready to move in! Includes hardwood flrs, upgraded lighting, blinds already installed, marble top vanities & nice side by side refrigerator stayS! Fantastic flr plan includes the owners suite w/ huge walk-in closet & spare bedroom/bathroom on main level! 3rd bedroom plus large sitting rm w/ closet & possible 4th bdrm up! Near Riverview park/Greeneway! Great 4 residents!

33. 2009-04-10
    listed $121,900

ⓘ 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: $3,334 · $278/mo
• Projected year-2 tax: $3,334 · $278/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,651
• − Mortgage interest: −$13,164
• − Property taxes: −$3,334
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$6,836
• Taxable loss: −$4,642
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $501/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 — 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

• Census place: North Augusta, SC
• County: Aiken County · 116,534 people
• City population: 50,543
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 32,342
• Household income: $71,606
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 870.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada, Guatemala, Jamaica
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -180.37%
• Current HPI: 237.1442
• Rent YoY: ▲ 3.94%
• 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

+92.8% since first listed

18 events — show timeline

• 2026-05-28 Listed $235,000 Hive MLS
• 2026-05-28 Listed $235,000 AMLS
• 2026-02-13 Price Changed $121,900 Hive MLS
• 2024-06-26 Sold (MLS) $122,000 Hive MLS
• 2024-05-07 Listed $344,830 Hive MLS
• 2023-11-11 Rental Removed $750 TURBOTENANT
• 2023-11-10 Listed for Rent $750 TURBOTENANT
• 2022-10-07 Sold (Public Records) $217,000 Public Records
• 2020-08-19 Sold (Public Records) $162,400 Public Records
• 2020-07-28 Sold (MLS) $162,400 Hive MLS
• 2020-07-28 Sold (MLS) $162,400 Hive MLS
• 2020-06-24 Listed $154,900 Hive MLS
• 2020-06-24 Listed $154,900 Hive MLS
• 2017-07-17 Sold (Public Records) $117,000 Public Records
• 2009-09-08 Sold (Public Records) $122,000 Public Records
• 2009-08-31 Sold (MLS) $122,000 Hive MLS
• 2009-08-31 Sold (MLS) $122,000 Hive MLS
• 2009-04-10 Listed $121,900 Hive MLS

Property tax history

+17.4%/yr

Latest (2025): $3,334 · +8.5% YoY. Source: county tax records.