6384 Whirlaway Rd · Burnettown, SC 29829

$297,000

4 bd · 3.0 ba · 1,938 sqft · SingleFamily public records · 7 Days on market

Built 2023 9,148 sqft lot Est $277k · 7% over $33/mo HOA · 1% of rent ↓ 1% since listing

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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 +18.5/30.0
• Appreciation +9.2/10.0
• DSCR +5.8/10.0
• ARV discount +4.3/15.0
• 1% rule +4.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The Hazelwood in Clairbourne means you don't have to have an enormous house to get the details you're looking for. You'll be impressed by the smart layout of this home. The main level boasts an expansive primary suite as well as a second bedroom with an adjacent full bath. The open-concept kitchen, breakfast area and family room lend perfectly to large gatherings or quiet dinners at home. The second level consists of 2 almost identical bedrooms and a shared full bath between them. The Hazelwood's detailed design gives you main level living, in a size that's just right. Plus, 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 * Stock Photos used. Plese call Listing office/gent for current incentives! Home is move in ready! Homesite B110

Key facts

• Massive laundry room
• 9,148 sq ft lot
• 2 garage spots

Tags

• SPLIT-LEVEL BEDROOM LAYOUT
• MASSIVE LAUNDRY ROOM
• PRIVACY FENCED BACKYARD
• GAZEBO AND STORAGE SHED
• COMMUNITY POOL AND PLAYGROUND
• EASY INTERSTATE ACCESS

Property features AI

Finance

• Other: Zoning: RD; Lot accessed from city street and state road; Lot features: see remarks
• HOA & community: Homeowners association with annual fee of $400 (approx. $33.33/month); Community pool; Association amenities include cabana and playground

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Garage faces front; Concrete driveway/area
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Underground utilities
• Home design: Single family residence; One and one-half levels (2 stories); Entry level: 1
• Construction: Stone, vinyl siding, and frame construction; Shingle/composition roof; Slab foundation; Built as residential single family
• Exterior features: Covered patio; Front porch; Patio; Privacy fencing in back yard; Irrigation system (front and rear sprinklers); Shed(s); Gazebo; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Gas range; Microwave; Tankless water heater; Pantry
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 3 full bathrooms; Accessible full bath
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Master bedroom on main level; Walk-in closet(s); Entrance foyer; Built-in bookcases; Ceiling fan(s); Pantry; Window coverings; See remarks
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $284 ($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 $267k (10.3% below list).
• Recommended offer: $267k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 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 $27k of equity ($2k loan paydown + $25k 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 $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $266,530 (10.3% 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: 0.90% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $277,134
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Tess St	0.05mi	3/2.5 (-1)	1,890 (-2%)	4mo	$275,000	$146	83
902 Tess St	0.11mi	4/2.5	2,046 (+6%)	2mo	$275,900	$135	82
870 Tess St	0.14mi	3/2.5 (-1)	1,890 (-2%)	2mo	$292,295	$155	81
973 Tess St	0.10mi	4/2.5	2,046 (+6%)	4mo	$285,900	$140	81
925 Tess St	0.12mi	4/2.5	2,046 (+6%)	4mo	$286,900	$140	80
871 Tess St	0.15mi	4/2.5	2,046 (+6%)	3mo	$275,900	$135	79
1515 Brookstone Dr	0.22mi	4/2.0	1,905 (-2%)	5mo	$316,000	$166	79
959 Tess St	0.10mi	3/2.5 (-1)	2,110 (+9%)	4mo	$285,900	$135	70
350 Country Glen Ave	0.65mi	4/2.5	2,184 (+13%)	1mo	$275,000	$126	45
139 Midland Pines Dr	0.54mi	3/2.5 (-1)	2,200 (+14%)	2mo	$315,000	$143	44
462 Country Glen Ave	0.70mi	3/2.0 (-1)	1,765 (-9%)	0mo	$277,500	$157	43
5125 Trickling Creek Dr	0.60mi	3/2.0 (-1)	1,661 (-14%)	2mo	$289,000	$174	37

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: 23.9%
• Equity multiple: 2.77×
• Total profit: $147,569
• Equity at exit: $233,362

10-year hold

• IRR: 21.6%
• Equity multiple: 5.99×
• Total profit: $414,982
• Equity at exit: $470,786

Cash invested: $83,160 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,665 medium
• Mortgage (P&I): −$1,558
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$124
• HOA: −$33
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $284

Break-even live

Break-even rent $2,306

Max offer price $297,000

Occupancy floor 84%

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: $74,250
• Closing costs: $8,910
• 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	0.16mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.24mi

HOA detail

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

Listing history 7 events

1. 2026-06-18
   days on market $297,000 Active 7 DOM
2. 2026-06-17
   days on market $297,000 Active 6 DOM
3. 2026-06-16
   days on market $297,000 Active 5 DOM
4. 2026-06-15
   days on market $297,000 Active 4 DOM
5. 2026-06-14
   days on market $297,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $297,000 Active 1 DOM

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,693 · $141/mo
• Expected delta: +$400/yr (+$33/mo · 31.0%)

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

Taxation est. · year 1

• Rental income: $31,984
• − Mortgage interest: −$16,637
• − Property taxes: −$1,293
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − HOA: −$396
• − Depreciation: −$8,640
• Taxable loss: −$1,584
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $3,784/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

-1.5% since first listed

13 events — show timeline

• 2026-06-11 Listed $297,000 Hive MLS
• 2024-02-29 Sold (MLS) $284,900 Hive MLS
• 2024-02-29 Sold (MLS) $284,900 Hive MLS
• 2024-02-29 Sold (MLS) $284,900 AMLS
• 2024-01-16 Contingent — AMLS
• 2024-01-13 Price Changed $284,900 AMLS
• 2023-12-22 Price Changed $289,900 AMLS
• 2023-12-13 Price Changed $299,900 AMLS
• 2023-12-01 Price Changed $306,900 AMLS
• 2023-10-18 Price Changed $299,900 AMLS
• 2023-10-09 Listed $284,900 Hive MLS
• 2023-10-09 Listed $284,900 Hive MLS
• 2023-10-09 Listed $301,495 AMLS

Property tax history

+0.3%/yr

Latest (2025): $1,293 · +0.3% YoY. Source: county tax records.