749 Tess St · Burnettown, SC 29829

$322,750

5 bd · 2.5 ba · 2,505 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition 5,778 sqft lot Est $311k · at est. $33/mo HOA · 1% of rent

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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 +16.6/30.0
• Appreciation +9.2/10.0
• ARV discount +5.7/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Public Remarks: * SPECIAL FINANCING * 4.99% Forward Commitment Program fixed rate with up to 8,000 in closing cost OR 10,000 towards closing costs with the use of our preferred lender on contracts written by before July 31, 2026 and closed by August 05, 2026 deadline. Clairbourne Neighborhood has on site amenities with a pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within a 15-minute commute. We are located close to Savanah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Regional, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby a

Key facts

• Open-concept kitchen
• Cabana
• Pool

Tags

• ON SITE AMENITIES
• POOL
• CABANA
• PLAYGROUND
• SIDEWALKS
• OPEN-CONCEPT KITCHEN

Property features AI

Finance

• Other: Subdivision: Clairbourne
• HOA & community: Homeowners association; Community pool; Playground; Sidewalks; Annual association fee of $400

Exterior

• Parking: Attached garage; Two garage spaces; Two total parking spaces; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two stories; Entry level: 1; New construction
• Construction: Concrete, vinyl siding and frame construction; Composition roof; Slab foundation; Built as new construction
• Exterior features: Covered patio; Patio; Landscaped yard; Sprinklers in front; Sprinklers in rear; Paved road access; Has view

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave; Tankless water heater
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Entrance foyer; Kitchen island; Pantry; Eat-in kitchen; Wired for data; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $323k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $311k (3.6% below list).
• Recommended offer: $311k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); Langley-Bath-Clearwater Middle (math 25% / reading 35%, grade F, #136 of 229 statewide, top 60%, 634 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 87% FRL vs 54% district-wide (33 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 44% 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 $90k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $311,080 (3.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.96% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $310,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Tess St	0.13mi	4/2.5 (-1)	2,505 (0%)	1mo	$304,900	$122	88
893 Tess St	0.11mi	4/2.5 (-1)	2,505 (0%)	3mo	$320,750	$128	87
935 Tess St	0.15mi	4/2.5 (-1)	2,505 (0%)	2mo	$303,795	$121	86
926 Tess St	0.15mi	4/2.5 (-1)	2,505 (0%)	3mo	$310,000	$124	86
955 Tess St	0.16mi	4/2.5 (-1)	2,505 (0%)	2mo	$289,900	$116	86
875 Tess St	0.10mi	4/3.5 (-1)	2,386 (-5%)	1mo	$316,805	$133	77
908 Tess St	0.13mi	4/3.5 (-1)	2,386 (-5%)	1mo	$289,900	$122	76
945 Tess St	0.15mi	4/3.5 (-1)	2,386 (-5%)	1mo	$279,900	$117	75
985 Tess St	0.20mi	4/3.5 (-1)	2,386 (-5%)	2mo	$284,900	$119	72
6240 Whirlaway Rd	0.49mi	4/2.5 (-1)	2,431 (-3%)	2mo	$314,400	$129	66
350 Country Glen Ave	0.43mi	4/2.5 (-1)	2,184 (-13%)	1mo	$275,000	$126	53
3109 Brevard Dr	0.65mi	4/2.5 (-1)	2,246 (-10%)	1mo	$360,000	$160	47

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: 22.8%
• Equity multiple: 2.70×
• Total profit: $153,272
• Equity at exit: $253,594

10-year hold

• IRR: 20.7%
• Equity multiple: 5.83×
• Total profit: $436,147
• Equity at exit: $511,604

Cash invested: $90,370 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,111 medium
• Mortgage (P&I): −$1,693
• Tax est. 1.5%: −$403 /mo · $4,841/yr
• Insurance: −$134
• HOA: −$33
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $194

Break-even live

Break-even rent $2,865

Max offer price $322,750

Occupancy floor 89%

Sensitivity live

Price	-10% $417	-5% $306	+0% $194	+5% $83	+10% $-29
Rent	-10% $-52	-5% $71	+0% $194	+5% $317	+10% $440
Rate	-1.0pp $357	-0.5pp $276	base $194	+0.5pp $110	+1.0pp $25

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: $80,688
• Closing costs: $9,682
• 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	15d	1	0.24mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	22d	1	0.43mi

HOA detail

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

Listing history 7 events

1. 2026-06-21
   days on market $322,750 Active 9 DOM
2. 2026-06-18
   days on market $322,750 Active 6 DOM
3. 2026-06-17
   days on market $322,750 Active 5 DOM
4. 2026-06-16
   days on market $322,750 Active 4 DOM
5. 2026-06-15
   days on market $322,750 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $322,750 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: $37,330
• − Mortgage interest: −$18,079
• − Property taxes: −$4,841
• − Insurance: −$1,614
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − HOA: −$396
• − Depreciation: −$9,389
• Taxable loss: −$2,962
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $3,040/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

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a good location. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Upgrading the flooring in the bedrooms — Hardwood floors in bedrooms can add value and appeal
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Upgrading the flooring in the bedrooms — Hardwood floors in bedrooms can add value and appeal ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-12 Listed $322,750 Hive MLS