776 Tess St · Burnettown, SC 29829

$291,345

4 bd · 2.5 ba · 2,046 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition 5,227 sqft lot Est $288k · 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 +18.1/30.0
• Appreciation +9.2/10.0
• ARV discount +7.1/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

* SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026 Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home has many upgraded options including Oak staircase with open railings, Pendant Lighting, Granite Countertops, and Solid Wood Shaker Cabinets. The large kitchen island is ideal for entertaining, and the beautiful main-level owner's suite is your own personal paradise overlooking the covered porch. The two-story Foyer with hanging chandelier, opens to the upper-level loft perfect for relaxing or enjoying your favorite hobby. Three large guest bedrooms are waiting for everyone to unwind and relax. Imagine all the warm cozy nights and cool peaceful mornings! Fun Neighborhood amenities include In Ground Pool with Splash/Waterfall feature, Covered Cabana, and lots of seating around the pool to watch the family splash away. Close to I20, SRS, Fort Eisenhower, and Savanah River, Graniteville is an excellent location call home. The Cade is a place to call your own, to find peace and your well-deserved retreat. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite H20 CADE

Key facts

• Large kitchen island
• Two-story foyer
• Oak staircase

Tags

• OAK STAIRCASE
• GRANITE COUNTERTOPS
• SOLID WOOD SHAKER CABINETS
• LARGE KITCHEN ISLAND
• MAIN-LEVEL OWNER'S SUITE
• TWO-STORY FOYER

Property features AI

Finance

• Other: Subdivision: Clairbourne
• HOA & community: Homeowners association with annual fee of $400; Association amenities include a playground

Exterior

• Parking: Attached garage with garage door opener; Two garage spaces (two parking spaces total)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two stories; Entry level: 1st floor; New construction
• Construction: Built with concrete, stone, vinyl siding and frame; Slab foundation; Composition roof
• Exterior features: Patio; Porch; Landscaped yard; Front and rear sprinklers; Paved road access; Has view; Street lights in community; Pool in community; Playground in association

Interior

• Kitchen: Range; Dishwasher; Microwave; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced-air heating (natural gas)
• Interior features: Walk-in closets; Kitchen island; Pantry; Eat-in kitchen; Wired for data; Insulated windows; Range; Dishwasher; Microwave; Tankless water heater; Carpet flooring; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $291k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $291k (0.0% below list).
• Recommended offer: $283k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.5% in Burnettown — 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 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 41% 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 $26k of equity ($2k loan paydown + $24k 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 $82k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k 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 ($283k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $282,604 (3.0% 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 3% 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. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $288,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 Tess St	0.08mi	4/2.5	2,046 (0%)	3mo	$275,900	$135	94
902 Tess St	0.09mi	4/2.5	2,046 (0%)	2mo	$275,900	$135	94
925 Tess St	0.12mi	4/2.5	2,046 (0%)	4mo	$286,900	$140	91
973 Tess St	0.16mi	4/2.5	2,046 (0%)	4mo	$285,900	$140	89
959 Tess St	0.15mi	3/2.5 (-1)	2,110 (+3%)	4mo	$285,900	$135	79
870 Tess St	0.07mi	3/2.5 (-1)	1,890 (-8%)	2mo	$292,295	$155	77
1034 Tess St	0.16mi	3/2.5 (-1)	1,890 (-8%)	4mo	$275,000	$146	72
350 Country Glen Ave	0.46mi	4/2.5	2,184 (+7%)	1mo	$275,000	$126	66
139 Midland Pines Dr	0.38mi	3/2.5 (-1)	2,200 (+8%)	2mo	$315,000	$143	63
3109 Brevard Dr	0.68mi	4/2.5	2,246 (+10%)	1mo	$360,000	$160	51
3145 Camden Way	0.72mi	3/2.5 (-1)	1,880 (-8%)	2mo	$265,000	$141	46
462 Country Glen Ave	0.51mi	3/2.0 (-1)	1,765 (-14%)	0mo	$277,500	$157	46

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: 23.7%
• Equity multiple: 2.76×
• Total profit: $143,387
• Equity at exit: $228,918

10-year hold

• IRR: 21.4%
• Equity multiple: 5.96×
• Total profit: $404,573
• Equity at exit: $461,822

Cash invested: $81,577 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,912 medium
• Mortgage (P&I): −$1,528
• Tax est. 1.5%: −$364 /mo · $4,370/yr
• Insurance: −$121
• HOA: −$33
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $254

Break-even live

Break-even rent $2,590

Max offer price $291,345

Occupancy floor 86%

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: $72,836
• Closing costs: $8,740
• 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	14d	1	0.24mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.43mi

HOA detail

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

Listing history 19 events

1. 2026-06-18
   days on market $291,345 Active 38 DOM
2. 2026-06-17
   days on market $291,345 Active 37 DOM
3. 2026-06-16
   days on market $291,345 Active 36 DOM
4. 2026-06-15
   days on market $291,345 Active 35 DOM
5. 2026-06-14
   days on market $291,345 Active 33 DOM
6. 2026-06-13
   days on market $291,345 Active 32 DOM
7. 2026-06-10
   days on market $291,345 Active 30 DOM
8. 2026-06-09
   days on market $291,345 Active 29 DOM
9. 2026-06-08
   days on market $291,345 Active 28 DOM
10. 2026-06-07
    pricedays on market $291,345 Active 27 DOM
11. 2026-06-03
    days on market $289,345 Active 23 DOM
12. 2026-06-02
    days on market $289,345 Active 22 DOM
13. 2026-06-01
    days on market $289,345 Active 21 DOM
14. 2026-05-31
    days on market $289,345 Active 20 DOM
15. 2026-05-30
    days on market $289,345 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-30
    listed $289,345 Active

    Show marketing remark (1522 chars)

    * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026 Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home has many upgraded options including Oak staircase with open railings, Pendant Lighting, Granite Countertops, and Solid Wood Shaker Cabinets. The large kitchen island is ideal for entertaining, and the beautiful main-level owner's suite is your own personal paradise overlooking the covered porch. The two-story Foyer with hanging chandelier, opens to the upper-level loft perfect for relaxing or enjoying your favorite hobby. Three large guest bedrooms are waiting for everyone to unwind and relax. Imagine all the warm cozy nights and cool peaceful mornings! Fun Neighborhood amenities include In Ground Pool with Splash/Waterfall feature, Covered Cabana, and lots of seating around the pool to watch the family splash away. Close to I20, SRS, Fort Eisenhower, and Savanah River, Graniteville is an excellent location call home. The Cade is a place to call your own, to find peace and your well-deserved retreat. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite H20 CADE

18. 2026-04-30
    listed $289,345 Active 1522-char remark

    Show marketing remark (1522 chars)

    * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026 Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home has many upgraded options including Oak staircase with open railings, Pendant Lighting, Granite Countertops, and Solid Wood Shaker Cabinets. The large kitchen island is ideal for entertaining, and the beautiful main-level owner's suite is your own personal paradise overlooking the covered porch. The two-story Foyer with hanging chandelier, opens to the upper-level loft perfect for relaxing or enjoying your favorite hobby. Three large guest bedrooms are waiting for everyone to unwind and relax. Imagine all the warm cozy nights and cool peaceful mornings! Fun Neighborhood amenities include In Ground Pool with Splash/Waterfall feature, Covered Cabana, and lots of seating around the pool to watch the family splash away. Close to I20, SRS, Fort Eisenhower, and Savanah River, Graniteville is an excellent location call home. The Cade is a place to call your own, to find peace and your well-deserved retreat. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite H20 CADE

19. 2026-04-30
    listed $289,345 Active

    Show marketing remark (1522 chars)

    * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026 Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home has many upgraded options including Oak staircase with open railings, Pendant Lighting, Granite Countertops, and Solid Wood Shaker Cabinets. The large kitchen island is ideal for entertaining, and the beautiful main-level owner's suite is your own personal paradise overlooking the covered porch. The two-story Foyer with hanging chandelier, opens to the upper-level loft perfect for relaxing or enjoying your favorite hobby. Three large guest bedrooms are waiting for everyone to unwind and relax. Imagine all the warm cozy nights and cool peaceful mornings! Fun Neighborhood amenities include In Ground Pool with Splash/Waterfall feature, Covered Cabana, and lots of seating around the pool to watch the family splash away. Close to I20, SRS, Fort Eisenhower, and Savanah River, Graniteville is an excellent location call home. The Cade is a place to call your own, to find peace and your well-deserved retreat. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite H20 CADE

ⓘ 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: $34,945
• − Mortgage interest: −$16,320
• − Property taxes: −$4,370
• − Insurance: −$1,457
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$396
• − Depreciation: −$8,475
• Taxable loss: −$1,665
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $3,449/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 single-family home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and rental appeal.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping front yard — Improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping front yard — Improves curb appeal and rental appeal ↑

ⓘ 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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Listed $289,345 Hive MLS
• 2026-04-30 Listed $289,345 AMLS
• 2026-04-30 Listed $289,345 Hive MLS