777 Tess St · Burnettown, SC 29829

$318,800

4 bd · 2.5 ba · 2,500 sqft · SingleFamily · 3 Days on market

Built 2026 Excellent condition Est $310k · at est.

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Why this score? — see what drove the C- 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 +15.1/30.0
• Appreciation +9.2/10.0
• ARV discount +6.2/15.0
• Condition / age +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Meet the Yarmouth at Clairbourne, a new construction neighborhood with a swimming pool, cabana, and sidewalks, minutes from commuter routes and dining. This move-in ready Yarmouth spans two floors with roughly 2,500 square feet, four bedrooms, two full baths, a powder room, and a two-car garage. The main level opens into a connected kitchen, dining area, and family room that move as one continuous space, with GE gas appliances anchoring the cooking wall and a built-in pocket office desk tucked nearby. The covered patio extends the main level outward, a natural place to wind down or stretch an evening past sunset. The primary suite sits on the main level, set apart from the rest of the home,

Key facts

• Swimming pool
• Cabana
• Connected kitchen

Tags

• NEW CONSTRUCTION NEIGHBORHOOD
• SWIMMING POOL
• CABANA
• SIDEWALKS
• CONNECTED KITCHEN
• BUILT-IN POCKET OFFICE DESK

Property features AI

Finance

• Financial info: List price $318,800

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (The Yarmouth); Address: 777 Tess St, Graniteville, SC 29829
• Exterior features: Living area approximately 2500

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec home (The Yarmouth plan); Active listing

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $319k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $292k (8.5% below list).
• Recommended offer: $292k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Burnettown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D-, 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.
• Market conditions: 299 active listings in the ZIP; 2 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 42% 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 $29k of equity ($2k loan paydown + $27k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $291,817 (8.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $310,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Tess St	0.10mi	4/2.5	2,505 (+0%)	1mo	$304,900	$122	94
935 Tess St	0.12mi	4/2.5	2,505 (+0%)	2mo	$303,795	$121	92
926 Tess St	0.12mi	4/2.5	2,505 (+0%)	3mo	$310,000	$124	92
955 Tess St	0.14mi	4/2.5	2,505 (+0%)	2mo	$289,900	$116	91
875 Tess St	0.08mi	4/3.5	2,386 (-5%)	1mo	$316,805	$133	84
908 Tess St	0.11mi	4/3.5	2,386 (-5%)	1mo	$289,900	$122	83
945 Tess St	0.13mi	4/3.5	2,386 (-5%)	1mo	$279,900	$117	82
985 Tess St	0.17mi	4/3.5	2,386 (-5%)	2mo	$284,900	$119	79
6240 Whirlaway Rd	0.46mi	4/2.5	2,431 (-3%)	2mo	$314,400	$129	72
350 Country Glen Ave	0.46mi	4/2.5	2,184 (-13%)	1mo	$275,000	$126	57
139 Midland Pines Dr	0.39mi	3/2.5 (-1)	2,200 (-12%)	2mo	$315,000	$143	55
3109 Brevard Dr	0.67mi	4/2.5	2,246 (-10%)	1mo	$360,000	$160	51

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: 21.9%
• Equity multiple: 2.63×
• Total profit: $145,673
• Equity at exit: $250,490

10-year hold

• IRR: 20.0%
• Equity multiple: 5.69×
• Total profit: $418,394
• Equity at exit: $505,342

Cash invested: $89,264 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,918 medium
• Mortgage (P&I): −$1,672
• Tax est. 1.5%: −$398 /mo · $4,782/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $102

Break-even live

Break-even rent $2,789

Max offer price $318,800

Occupancy floor 92%

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: $79,700
• Closing costs: $9,564
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6370 Whirlaway Rd Graniteville, SC	5.0	3.0	2830	$2,755	$0.97	13d	1	0.24mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.43mi

Listing history 4 events

1. 2026-06-18
   days on market $318,800 Active 3 DOM
2. 2026-06-17
   days on market $318,800 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $318,800 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,018
• − Mortgage interest: −$17,858
• − Property taxes: −$4,782
• − Insurance: −$1,594
• − Repairs & maintenance: −$2,801
• − Management: −$2,801
• − Depreciation: −$9,274
• Taxable loss: −$4,093
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $2,209/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This move-in ready home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a buyer seeking a turnkey property.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 12,385
• 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