203 Dunovant Ct · Aiken, SC 29803

$249,900

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 41 Days on market

Built 1991 10,454 sqft lot Est $256k · at est. $20/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 +13.2/30.0
• ARV discount +8.7/15.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bath, 1545 sq. ft. home is move-in ready! New carpet in the living room, hall, and all 3 bedrooms. Beautiful vinyl flooring in the kitchen and dining area. Freshly painted on the inside and on the 17' x 6' ft. front porch and the 14' x 10' rear deck. Metal 12' x 8' storage shed remains in the privacy fenced back yard. This corner lot home is located in one of the most popular south side subdivisions, convenient to shopping, restaurants, schools, recreational facilities, places of worship, and more. Priced to sell!

Key facts

• Covered front porch
• Vaulted living room
• Convenient location

Tags

• VAULTED LIVING ROOM
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Satellite dish
• HOA & community: Homeowners association with $235 annual fee (about $19.58/month); Community pool

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available; Sewer available
• Home design: Single family residence; One level; Corner lot; Asphalt road
• Construction: Frame construction with wood siding; Shingle roof; Block/combination raised foundation; Home warranty included
• Exterior features: Porch; Deck; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Fireplace heating
• Interior features: Walk-in closet(s); Gas fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.7% below list).
• Recommended offer: $188k (24.7% 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.
• 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); 516 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $140k; list at $250k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $188,050 (24.7% 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 41 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $256,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Donegal Dr	0.30mi	3/2.5	1,556 (+1%)	3mo	$267,000	$172	80
110 Glencarin Dr	0.31mi	3/2.0	1,490 (-4%)	2mo	$269,900	$181	78
137 Longridge Loop	0.10mi	3/2.0	1,705 (+10%)	3mo	$289,900	$170	76
71 Suffolk Dr	0.46mi	3/2.0	1,560 (+1%)	3mo	$252,000	$162	74
320 Polaris Dr	0.34mi	3/2.0	1,642 (+6%)	5mo	$156,000	$95	70
118 Travellers Ln	0.37mi	3/2.0	1,471 (-5%)	7mo	$244,900	$166	69
183 Suffolk Dr	0.57mi	3/2.0	1,504 (-3%)	1mo	$259,000	$172	68
233 Greenwich Drive Dr	0.34mi	3/2.0	1,402 (-9%)	4mo	$200,000	$143	65
82 Suffolk Dr	0.43mi	3/2.0	1,450 (-6%)	8mo	$231,900	$160	63
202 Suffolk Dr	0.54mi	3/2.0	1,617 (+5%)	6mo	$247,350	$153	62
162 Boxwood Rd	0.50mi	3/2.0	1,620 (+5%)	8mo	$265,000	$164	62
118 Boxwood Rd	0.45mi	3/2.0	1,756 (+14%)	7mo	$350,000	$199	50

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-38,019
• Equity at exit: $37,261

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-22,187
• Equity at exit: $21,607

Cash invested: $69,972 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$104
• HOA: −$20
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-2

Break-even live

Break-even rent $1,883

Max offer price $249,484

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $68	+0% $-2	+5% $-73	+10% $-144
Rent	-10% $-151	-5% $-77	+0% $-2	+5% $72	+10% $146
Rate	-1.0pp $123	-0.5pp $61	base $-2	+0.5pp $-67	+1.0pp $-133

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Greenwich Dr Aiken, SC	3.0	2.0	1386	$2,000	$1.44	24d	1	0.18mi
107 Raintree Ct Aiken, SC	2.0	2.0	1092	$1,800	$1.65	21d	1	0.27mi
9 Juniper Loop Aiken, SC	3.0	2.5	2128	$2,500	$1.17	14d	1	0.49mi
210 Suffolk Dr Aiken, SC	3.0	2.0	1340	$1,725	$1.29	14d	1	0.53mi
650 Silver Bluff Rd Aiken, SC	1.0–3.0	1.0–2.0	894	$1,529	$1.71	14d	15	0.70mi
147 Portofino Ln SW Aiken, SC	2.0	2.0	1334	$2,200	$1.65	24d	1	0.74mi
4285 Julep Way SW Aiken, SC	2.0	1.0–2.0	825	$2,093	$2.54	14d	28	0.78mi
111 Bennington Ln Aiken, SC	2.0	2.0	1092	$1,400	$1.28	14d	1	0.81mi
5 The Cors Aiken, SC	3.0	2.5	1350	$1,800	$1.33	14d	1	1.24mi
3009 Stanhope Dr Aiken, SC	3.0	2.5	2156	$1,995	$0.93	24d	1	1.36mi
3020 Stanhope Dr Aiken, SC	2.0	2.0	1440	$1,850	$1.28	24d	1	1.36mi
100 Cody Ln Aiken, SC	2.0–3.0	2.0–2.5	1163	$1,326	$1.14	14d	11	1.40mi
1900 Roses Run Aiken, SC	2.0–3.0	2.0	1025	$1,420	$1.39	14d	10	1.49mi
176 Village Green Blvd Aiken, SC	2.0	2.0	1192	$2,658	$2.23	24d	1	1.49mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 16 events

1. 2026-06-18
   days on market $249,900 Active 41 DOM
2. 2026-06-17
   days on market $249,900 Active 40 DOM
3. 2026-06-16
   days on market $249,900 Active 39 DOM
4. 2026-06-15
   days on market $249,900 Active 38 DOM
5. 2026-06-14
   days on market $249,900 Active 36 DOM
6. 2026-06-13
   days on market $249,900 Active 35 DOM
7. 2026-06-10
   days on market $249,900 Active 33 DOM
8. 2026-06-09
   days on market $249,900 Active 32 DOM
9. 2026-06-08
   days on market $249,900 Active 31 DOM
10. 2026-06-07
    days on market $249,900 Active 30 DOM
11. 2026-06-03
    days on market $249,900 Active 26 DOM
12. 2026-06-02
    days on market $249,900 Active 25 DOM
13. 2026-06-01
    days on market $249,900 Active 24 DOM
14. 2026-05-31
    days on market $249,900 Active 23 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    listed $249,900 Active 22 DOM

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$785/yr (+$65/mo · 122.6%)

ⓘ 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 73% 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: $22,566
• − Mortgage interest: −$13,998
• − Property taxes: −$640
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − HOA: −$240
• − Depreciation: −$7,270
• Taxable loss: −$4,442
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $1,038/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

+212.4% since first listed

13 events — show timeline

• 2026-05-29 Relisted — AMLS
• 2026-05-13 Delisted — AMLS
• 2026-05-04 Price Changed $249,900 AMLS
• 2026-04-22 Listed $254,900 AMLS
• 2017-07-20 Sold (Public Records) $139,500 Public Records
• 2017-07-17 Sold (MLS) $139,500 Hive MLS
• 2017-07-17 Sold (MLS) $139,500 AMLS
• 2017-07-17 Sold (MLS) $139,500 Hive MLS
• 2017-06-01 Listed $139,500 Hive MLS
• 2017-06-01 Listed $139,500 AMLS
• 2017-06-01 Listed $139,500 Hive MLS
• 1991-07-01 Sold (Public Records) $94,000 Public Records
• 1991-01-01 Sold (Public Records) $80,000 Public Records

Property tax history

-9.3%/yr

Latest (2025): $640 · +0.0% YoY. Source: county tax records.