6249 Whirlaway Rd · Burnettown, SC 29829

$329,000

4 bd · 3.0 ba · 1,938 sqft · SingleFamily public records · 38 Days on market

Built 2022 9,100 sqft lot Est $271k · 21% over $33/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 +15.1/30.0
• Appreciation +9.2/10.0
• DSCR +4.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Impeccably maintained, this one-and-a half story home radiates warmth and welcome, beginning with it's covered front porch. features an open floor plan with LPV flooring throughout the main living area. The kitchen has stainless steel appliances, granite counters, a large farmer style sink and snack bar, subway tile backsplash; and an ample dining area. The expansive living room w/ gas fireplace is perfect for gatherings with family and friends, and leads to a covered rear patio and large privacy fenced backyard. The first floor Primary bedroom overlooks the backyard and has an extra-large walk-in closet, The private bath is complete with a soaking tub, frosted window for privacy, and large walk-in shower. granite counters, under-mount sinks and substantial storage vanity. 2nd bedroom on first floor (currently used for home office) conveniently located next to the second full bathroom. Two additional bedrooms upstairs with ample closet and storage space, and a third full bathroom strategically positioned between them. All bathrooms have tiled floors and granite counters. All bedrooms have carpeted floors. 2 car attached garage. Irrigation in front and back yards. Home is the Hazelwood floor plan built by Stanley Martin Homes

Key facts

• Covered front porch
• Snack bar
• Open floor plan

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERS
• LARGE FARMER STYLE SINK
• SNACK BAR

Property features AI

Finance

• Other: Subdivision: Clairbourne; Directions available
• HOA & community: Homeowners association with $400 annual fee; Community pool; Sidewalks; Street lights

Exterior

• Parking: Attached 2-car garage; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Water and sewer connected; Cable available
• Home design: Single family residence; One and one half levels (2 stories); Entry level: 1
• Construction: Stone, vinyl siding, and frame construction; Composition roof; Slab foundation; Built recently (year built not provided)
• Exterior features: Patio; Front porch; Privacy fencing in back yard; Landscaped yard; Front and rear sprinklers; Paved roads; View

Interior

• Kitchen: Gas oven; Range; Refrigerator; Dishwasher; Microwave; Disposal; Pantry; Eat-in kitchen
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating; Fireplace(s)
• Interior features: Entrance foyer; Pantry; Eat-in kitchen; Wired for data; Window coverings; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $268k (18.7% below list).
• Recommended offer: $268k (18.7% 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: 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; 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 38% 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 $30k of equity ($2k loan paydown + $28k 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 $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Recommended offer $267,633 (18.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $271,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 Brookstone Dr	0.22mi	4/2.0	1,905 (-2%)	5mo	$316,000	$166	79
1034 Tess St	0.29mi	3/2.5 (-1)	1,890 (-2%)	4mo	$275,000	$146	72
790 Count Fleet Ct	0.29mi	3/2.5 (-1)	1,890 (-2%)	6mo	$259,900	$138	71
973 Tess St	0.31mi	4/2.5	2,046 (+6%)	4mo	$285,900	$140	71
902 Tess St	0.36mi	4/2.5	2,046 (+6%)	2mo	$275,900	$135	70
979 Tess St	0.30mi	3/2.5 (-1)	1,890 (-2%)	6mo	$259,900	$138	70
870 Tess St	0.38mi	3/2.5 (-1)	1,890 (-2%)	2mo	$292,295	$155	69
925 Tess St	0.35mi	4/2.5	2,046 (+6%)	4mo	$286,900	$140	69
871 Tess St	0.39mi	4/2.5	2,046 (+6%)	3mo	$275,900	$135	68
995 Tess St	0.29mi	3/2.5 (-1)	2,110 (+9%)	6mo	$259,900	$123	60
959 Tess St	0.32mi	3/2.5 (-1)	2,110 (+9%)	4mo	$285,900	$135	60
5125 Trickling Creek Dr	0.57mi	3/2.0 (-1)	1,661 (-14%)	2mo	$289,000	$174	39

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: 21.8%
• Equity multiple: 2.63×
• Total profit: $150,174
• Equity at exit: $258,505

10-year hold

• IRR: 19.9%
• Equity multiple: 5.68×
• Total profit: $430,971
• Equity at exit: $521,511

Cash invested: $92,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,676 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$137
• HOA: −$33
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $106

Break-even live

Break-even rent $2,543

Max offer price $329,000

Occupancy floor 91%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6279 Whirlaway Rd Graniteville, SC	3.0	2.0	1295	$1,900	$1.47	21d	1	0.08mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.12mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 25 events

1. 2026-06-18
   days on market $329,000 Active 38 DOM
2. 2026-06-17
   days on market $329,000 Active 37 DOM
3. 2026-06-16
   days on market $329,000 Active 36 DOM
4. 2026-06-15
   days on market $329,000 Active 35 DOM
5. 2026-06-14
   days on market $329,000 Active 33 DOM
6. 2026-06-13
   days on market $329,000 Active 32 DOM
7. 2026-06-10
   days on market $329,000 Active 30 DOM
8. 2026-06-09
   days on market $329,000 Active 29 DOM
9. 2026-06-08
   days on market $329,000 Active 28 DOM
10. 2026-06-07
    days on market $329,000 Active 27 DOM
11. 2026-06-03
    days on market $329,000 Active 23 DOM
12. 2026-06-02
    days on market $329,000 Active 22 DOM
13. 2026-06-01
    days on market $329,000 Active 21 DOM
14. 2026-05-31
    days on market $329,000 Active 20 DOM
15. 2026-05-30
    days on market $329,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-03-04
    listed $329,000 Active

    Show marketing remark (1245 chars)

    Impeccably maintained, this one-and-a half story home radiates warmth and welcome, beginning with it's covered front porch. features an open floor plan with LPV flooring throughout the main living area. The kitchen has stainless steel appliances, granite counters, a large farmer style sink and snack bar, subway tile backsplash; and an ample dining area. The expansive living room w/ gas fireplace is perfect for gatherings with family and friends, and leads to a covered rear patio and large privacy fenced backyard. The first floor Primary bedroom overlooks the backyard and has an extra-large walk-in closet, The private bath is complete with a soaking tub, frosted window for privacy, and large walk-in shower. granite counters, under-mount sinks and substantial storage vanity. 2nd bedroom on first floor (currently used for home office) conveniently located next to the second full bathroom. Two additional bedrooms upstairs with ample closet and storage space, and a third full bathroom strategically positioned between them. All bathrooms have tiled floors and granite counters. All bedrooms have carpeted floors. 2 car attached garage. Irrigation in front and back yards. Home is the Hazelwood floor plan built by Stanley Martin Homes

18. 2026-03-04
    listed $329,000 Active 1245-char remark

    Show marketing remark (1245 chars)

    Impeccably maintained, this one-and-a half story home radiates warmth and welcome, beginning with it's covered front porch. features an open floor plan with LPV flooring throughout the main living area. The kitchen has stainless steel appliances, granite counters, a large farmer style sink and snack bar, subway tile backsplash; and an ample dining area. The expansive living room w/ gas fireplace is perfect for gatherings with family and friends, and leads to a covered rear patio and large privacy fenced backyard. The first floor Primary bedroom overlooks the backyard and has an extra-large walk-in closet, The private bath is complete with a soaking tub, frosted window for privacy, and large walk-in shower. granite counters, under-mount sinks and substantial storage vanity. 2nd bedroom on first floor (currently used for home office) conveniently located next to the second full bathroom. Two additional bedrooms upstairs with ample closet and storage space, and a third full bathroom strategically positioned between them. All bathrooms have tiled floors and granite counters. All bedrooms have carpeted floors. 2 car attached garage. Irrigation in front and back yards. Home is the Hazelwood floor plan built by Stanley Martin Homes

19. 2026-03-04
    listed $329,000 Active

    Show marketing remark (1245 chars)

    Impeccably maintained, this one-and-a half story home radiates warmth and welcome, beginning with it's covered front porch. features an open floor plan with LPV flooring throughout the main living area. The kitchen has stainless steel appliances, granite counters, a large farmer style sink and snack bar, subway tile backsplash; and an ample dining area. The expansive living room w/ gas fireplace is perfect for gatherings with family and friends, and leads to a covered rear patio and large privacy fenced backyard. The first floor Primary bedroom overlooks the backyard and has an extra-large walk-in closet, The private bath is complete with a soaking tub, frosted window for privacy, and large walk-in shower. granite counters, under-mount sinks and substantial storage vanity. 2nd bedroom on first floor (currently used for home office) conveniently located next to the second full bathroom. Two additional bedrooms upstairs with ample closet and storage space, and a third full bathroom strategically positioned between them. All bathrooms have tiled floors and granite counters. All bedrooms have carpeted floors. 2 car attached garage. Irrigation in front and back yards. Home is the Hazelwood floor plan built by Stanley Martin Homes

20. 2022-09-30
    soldstatus $296,900
21. 2022-09-30
    soldstatus $296,900
22. 2022-09-29
    soldstatus $296,900
23. 2022-04-13
    listed $296,900
24. 2022-04-13
    listed $296,900
25. 2022-04-13
    listed $296,900

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,875 · $156/mo
• Expected delta: +$516/yr (+$43/mo · 37.9%)

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

Taxation est. · year 1

• Rental income: $32,116
• − Mortgage interest: −$18,429
• − Property taxes: −$1,360
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − HOA: −$396
• − Depreciation: −$9,571
• Taxable loss: −$4,423
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $2,329/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

+10.8% since first listed

10 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-04 Listed $329,000 Hive MLS
• 2026-03-04 Listed $329,000 AMLS
• 2026-03-04 Listed $329,000 Hive MLS
• 2022-09-30 Sold (MLS) $296,900 Hive MLS
• 2022-09-30 Sold (MLS) $296,900 Hive MLS
• 2022-09-29 Sold (MLS) $296,900 AMLS
• 2022-04-13 Listed $296,900 AMLS
• 2022-04-13 Listed $296,900 Hive MLS
• 2022-04-13 Listed $296,900 Hive MLS

Property tax history

-0.1%/yr

Latest (2025): $1,360 · +0.0% YoY. Source: county tax records.