3049 Stallion Rdg · Burnettown, SC 29829

$385,000

4 bd · 2.5 ba · 2,565 sqft · SingleFamily public records · 388 Days on market

Built 2021 0.29 ac lot Est $387k · at est. $42/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).

• Appreciation +9.2/10.0
• ARV discount +7.8/15.0
• Cash flow +7.7/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0

Listing remarks

Price Improvement!! Welcome Home! This well-designed home still feels and looks brand new. Exterior of Home features Hardi Plank with brick veneer. Through the front door is a welcoming foyer with cathedral ceilings and chandelier. To your left is the formal dining room separated from the gourmet kitchen by a short hall with a large pantry with barn doors. The kitchen boasts granite countertops, soft close cabinets, tile backsplash, farmhouse sink, stainless steel appliances, range and gas cooktop and microwave. A large kitchen island makes it complete. The Great Room is complimented with a brick raised hearth gas fireplace that has custom built-in shelves and cabinets that add to the warmt

Key facts

• Cathedral ceilings
• Gourmet kitchen
• Granite countertops

Tags

• HARDI PLANK WITH BRICK VENEER
• CATHEDRAL CEILINGS
• GOURMET KITCHEN
• LARGE PANTRY WITH BARN DOORS
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Subdivision: Harrington Ridge
• HOA & community: Homeowners association with annual fee; Community pool; Association fee: $500 annually

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Cable and phone available
• Home design: Single-family residence; Two stories; Residential property
• Construction: Frame with brick veneer and HardiPlank-type siding; Shingle/composition roof; Slab foundation; Built on two levels
• Exterior features: Front and rear sprinklers; Level, landscaped lot; Porch; Patio; Other exterior features

Interior

• Kitchen: Dishwasher; Gas cooktop and range; Microwave; Refrigerator; Disposal; Kitchen island; Pantry
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Carpet; Tile; See remarks
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air; Heat pump; Forced air heating; Natural gas heating; Ceiling fans
• Interior features: Ceiling fans throughout; Walk-in closets; Kitchen island; Eat-in kitchen; Pantry; Insulated and storm windows with window coverings; Gas log fireplace with raised hearth in family room
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (37.0% below list).
• Recommended offer: $243k (37.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#159 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Jefferson Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 557 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 35% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($3k loan paydown + $32k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 388 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,736 (37.0% 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 388 days. Have you received any prior offers? Is the seller open to a 37% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.63% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $387,315
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
543 Broadsword Way	0.13mi	4/3.0	2,622 (+2%)	2mo	$370,000	$141	87
8106 Crossbow Lndg	0.11mi	4/3.0	2,501 (-2%)	6mo	$407,759	$163	84
8214 Crossbow Lndg	0.13mi	4/3.0	2,501 (-2%)	7mo	$385,000	$154	82
8230 Crossbow Lndg	0.13mi	4/3.5	2,536 (-1%)	8mo	$434,470	$171	82
8230 Crossbow Lndg	0.13mi	4/3.5	2,536 (-1%)	8mo	$434,470	$171	82
8022 Crossbow Lndg	0.14mi	4/2.5	2,775 (+8%)	5mo	$370,000	$133	76
624 Broadsword Way	0.14mi	4/2.5	2,760 (+8%)	10mo	$379,900	$138	72
3245 Camden Way	0.22mi	4/2.5	2,200 (-14%)	5mo	$332,500	$151	62
8048 Crossbow Landing Lndg	0.11mi	5/3.0 (+1)	2,875 (+12%)	11mo	$384,970	$134	59
8068 Crossbow Lndg	0.10mi	5/3.5 (+1)	2,929 (+14%)	11mo	$442,180	$151	53
350 Country Glen Ave	0.70mi	4/2.5	2,184 (-15%)	1mo	$275,000	$126	42
139 Midland Pines Dr	0.72mi	3/2.5 (-1)	2,200 (-14%)	2mo	$315,000	$143	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.30×
• Total profit: $139,838
• Equity at exit: $302,506

10-year hold

• IRR: 16.3%
• Equity multiple: 4.96×
• Total profit: $426,826
• Equity at exit: $610,278

Cash invested: $107,800 (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 29829

• Home prices YoY: 3.0%
• Active inventory: 299
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,427 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$160
• HOA: −$42
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-440

Break-even live

Break-even rent $2,984

Max offer price $307,280

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-331	+0% $-440	+5% $-549	+10% $-658
Rent	-10% $-632	-5% $-536	+0% $-440	+5% $-344	+10% $-248
Rate	-1.0pp $-246	-0.5pp $-342	base $-440	+0.5pp $-540	+1.0pp $-641

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6370 Whirlaway Rd Graniteville, SC	5.0	3.0	2830	$2,755	$0.97	14d	1	1.28mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 32 events

1. 2026-06-18
   days on market $385,000 Active 388 DOM
2. 2026-06-17
   days on market $385,000 Active 387 DOM
3. 2026-06-16
   days on market $385,000 Active 386 DOM
4. 2026-06-15
   days on market $385,000 Active 385 DOM
5. 2026-06-14
   days on market $385,000 Active 383 DOM
6. 2026-06-13
   days on market $385,000 Active 382 DOM
7. 2026-06-10
   days on market $385,000 Active 380 DOM
8. 2026-06-09
   days on market $385,000 Active 379 DOM
9. 2026-06-08
   days on market $385,000 Active 378 DOM
10. 2026-06-07
    days on market $385,000 Active 377 DOM
11. 2026-06-03
    days on market $385,000 Active 373 DOM
12. 2026-06-02
    days on market $385,000 Active 372 DOM
13. 2026-06-01
    days on market $385,000 Active 371 DOM
14. 2026-05-31
    days on market $385,000 Active 370 DOM
15. 2026-05-30
    days on market $385,000 Active 369 DOM
16. 2026-05-11
    historical
17. 2026-04-28
    price $385,000
18. 2025-12-27
    price $389,900
19. 2025-11-21
    price $393,500
20. 2025-07-24
    price $399,900
21. 2025-07-24
    price $399,900
22. 2025-05-26
    listed $410,000 Active
23. 2025-05-26
    listed $410,000 Active
24. 2024-12-31
    historical
25. 2024-08-02
    listed $380,000
26. 2024-08-02
    listed $380,000
27. 2022-02-18
    soldstatus $345,805
28. 2022-02-18
    soldstatus $345,805
29. 2022-02-18
    soldstatus $345,805
30. 2021-07-30
    listed $344,110
31. 2021-07-30
    listed $344,110
32. 2021-07-30
    listed $344,110

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$560/yr (+$47/mo · 34.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,128
• − Mortgage interest: −$21,566
• − Property taxes: −$1,634
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − HOA: −$504
• − Depreciation: −$11,200
• Taxable loss: −$12,361
• Est. tax savings @ 24.0%: +$2,967
• After-tax cash flow: $-2,313/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 — Burnettown

• Score: 64/100
• State rank: #159
• US rank: #14711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• City population: 931
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 12,385
• Household income: $84,228
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 213.0

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 0.58)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 2% Swedish 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% 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: ▲ 8.38%
• Current HPI: 286.4155
• 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

Price history

+11.9% since first listed

17 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Price Changed $385,000 AMLS
• 2025-12-27 Price Changed $389,900 AMLS
• 2025-11-21 Price Changed $393,500 AMLS
• 2025-07-24 Price Changed $399,900 Consolidated MLS
• 2025-07-24 Price Changed $399,900 AMLS
• 2025-05-26 Listed $410,000 AMLS
• 2025-05-26 Listed $410,000 Consolidated MLS
• 2024-12-31 Listing Removed — Hive MLS
• 2024-08-02 Listed $380,000 Hive MLS
• 2024-08-02 Listed $380,000 Hive MLS
• 2022-02-18 Sold (MLS) $345,805 Hive MLS
• 2022-02-18 Sold (MLS) $345,805 AMLS
• 2022-02-18 Sold (MLS) $345,805 Hive MLS
• 2021-07-30 Listed $344,110 Hive MLS
• 2021-07-30 Listed $344,110 AMLS
• 2021-07-30 Listed $344,110 Hive MLS

Property tax history

+7.7%/yr

Latest (2025): $1,634 · +0.0% YoY. Source: county tax records.