794 Tess St · Burnettown, SC 29829

$336,070

4 bd · 3.5 ba · 2,386 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition 5,227 sqft lot Est $301k · 12% 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 +12.5/30.0
• Appreciation +9.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks MLS

Welcome to the Summerton, a beautifully designed single-family home in the Clairbourne neighborhood of Graniteville, South Carolina. This thoughtfully planned home offers 2,386 square feet with 4 bedrooms and 3.5 baths, blending comfort and functionality for everyday living. The open-concept main level is ideal for entertaining, featuring a kitchen with a central island that flows seamlessly into the living and dining areas. The primary suite is conveniently located on the main level and includes a spacious walk-in closet and an en suite bath with double vanity sinks. Enjoy outdoor living on the covered patio with extended patio space, perfect for relaxing or hosting guests. Upstairs, a versatile flex space provides options for a home office, sitting area, or playroom, along with a conveniently located laundry area. Each secondary bedroom includes a walk-in closet, offering ample storage throughout the home. Clairbourne offers small-town charm with easy access to Augusta, North Augusta, and Aiken via Route 78. Community amenities include a swimming pool with cabana, sidewalks, and a tot lot. Photos shown are of a similar home. Contact us today to schedule your tour.

Key facts

• Cabana
• Pool
• On-site amenities

Tags

• ON-SITE AMENITIES
• POOL
• CABANA
• PLAYGROUND
• SIDEWALKS
• EASY ACCESS TO AUGUSTA

Property features AI

Finance

• Other: Pets allowed (dogs and cats permitted)
• HOA & community: Homeowners association with annual fee of $400; Community pool; Cabana; Playground; Sidewalks and street lights

Exterior

• Parking: Attached 2-car garage with garage door opener; On-street parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer (sewer connected); Natural gas available; Underground utilities; Cable available; Water connected
• Home design: Single-family residence; New construction; Two stories; Entry level on main floor; Has a view
• Construction: Built with concrete, stone, vinyl siding and frame; Shingle/composition roof; Slab foundation
• Exterior features: Covered patio; Front porch; Rear porch; Patio; Level, landscaped lot; Sprinklers in front and rear; Paved road

Interior

• Kitchen: Range; Disposal; Microwave; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 3 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Central air with zoned cooling; Forced-air heating with natural gas and zoned controls
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Eat-in kitchen; Wired for data; Smoke detectors; Accessible full bathroom
• Laundry & utility: Washer hookup; Laundry room; Electric, gas, and tankless water heater options

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $336k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-47 ($-563/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (13.0% below list).
• Recommended offer: $292k (13.0% below list) — sets the bar for 1% rule.

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 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 $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 $94k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k 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 ($326k) is reasonable based on typical stale-listing flexibility.
• 4 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 $292,227 (13.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $300,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
875 Tess St	0.07mi	4/3.5	2,386 (0%)	1mo	$316,805	$133	96
908 Tess St	0.09mi	4/3.5	2,386 (0%)	1mo	$289,900	$122	95
945 Tess St	0.12mi	4/3.5	2,386 (0%)	1mo	$279,900	$117	93
985 Tess St	0.16mi	4/3.5	2,386 (0%)	2mo	$284,900	$119	91
915 Tess St	0.10mi	4/2.5	2,505 (+5%)	1mo	$304,900	$122	82
935 Tess St	0.12mi	4/2.5	2,505 (+5%)	2mo	$303,795	$121	80
955 Tess St	0.13mi	4/2.5	2,505 (+5%)	2mo	$289,900	$116	80
6240 Whirlaway Rd	0.45mi	4/2.5	2,431 (+2%)	2mo	$314,400	$129	70
902 Tess St	0.09mi	4/2.5	2,046 (-14%)	2mo	$275,900	$135	67
350 Country Glen Ave	0.47mi	4/2.5	2,184 (-8%)	1mo	$275,000	$126	59
139 Midland Pines Dr	0.39mi	3/2.5 (-1)	2,200 (-8%)	2mo	$315,000	$143	58
3109 Brevard Dr	0.69mi	4/2.5	2,246 (-6%)	1mo	$360,000	$160	53

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: 20.4%
• Equity multiple: 2.53×
• Total profit: $143,733
• Equity at exit: $264,060

10-year hold

• IRR: 18.8%
• Equity multiple: 5.46×
• Total profit: $419,889
• Equity at exit: $532,718

Cash invested: $94,100 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,922 medium
• Mortgage (P&I): −$1,762
• Tax est. 1.5%: −$420 /mo · $5,041/yr
• Insurance: −$140
• HOA: −$33
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-47

Break-even live

Break-even rent $2,982

Max offer price $329,282

Occupancy floor 97%

Sensitivity live

Price	-10% $185	-5% $69	+0% $-47	+5% $-163	+10% $-279
Rent	-10% $-278	-5% $-162	+0% $-47	+5% $69	+10% $184
Rate	-1.0pp $122	-0.5pp $39	base $-47	+0.5pp $-134	+1.0pp $-223

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: $84,018
• Closing costs: $10,082
• 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	0.18mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	22d	1	0.39mi

HOA detail

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

Listing history 20 events

1. 2026-06-18
   days on market $336,070 Active 38 DOM
2. 2026-06-17
   days on market $336,070 Active 37 DOM
3. 2026-06-16
   days on market $336,070 Active 36 DOM
4. 2026-06-15
   days on market $336,070 Active 35 DOM
5. 2026-06-14
   days on market $336,070 Active 33 DOM
6. 2026-06-13
   days on market $336,070 Active 32 DOM
7. 2026-06-10
   days on market $336,070 Active 30 DOM
8. 2026-06-09
   days on market $336,070 Active 29 DOM
9. 2026-06-08
   days on market $336,070 Active 28 DOM
10. 2026-06-07
    pricedays on market $336,070 Active 27 DOM
11. 2026-06-03
    days on market $334,070 Active 23 DOM
12. 2026-06-02
    days on market $334,070 Active 22 DOM
13. 2026-06-01
    days on market $334,070 Active 21 DOM
14. 2026-05-31
    days on market $334,070 Active 20 DOM
15. 2026-05-30
    days on market $334,070 Active 19 DOM
16. 2026-05-15
    listed $334,070 Active 1184-char remark

    Show marketing remark (1184 chars)

    Welcome to the Summerton, a beautifully designed single-family home in the Clairbourne neighborhood of Graniteville, South Carolina. This thoughtfully planned home offers 2,386 square feet with 4 bedrooms and 3.5 baths, blending comfort and functionality for everyday living. The open-concept main level is ideal for entertaining, featuring a kitchen with a central island that flows seamlessly into the living and dining areas. The primary suite is conveniently located on the main level and includes a spacious walk-in closet and an en suite bath with double vanity sinks. Enjoy outdoor living on the covered patio with extended patio space, perfect for relaxing or hosting guests. Upstairs, a versatile flex space provides options for a home office, sitting area, or playroom, along with a conveniently located laundry area. Each secondary bedroom includes a walk-in closet, offering ample storage throughout the home. Clairbourne offers small-town charm with easy access to Augusta, North Augusta, and Aiken via Route 78. Community amenities include a swimming pool with cabana, sidewalks, and a tot lot. Photos shown are of a similar home. Contact us today to schedule your tour.

17. 2026-05-11
    historical
18. 2026-04-30
    listed $334,070 Active
19. 2026-04-30
    listed $334,070 Active
20. 2026-04-30
    listed $334,070 Active

ⓘ 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: $35,067
• − Mortgage interest: −$18,825
• − Property taxes: −$5,041
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − HOA: −$396
• − Depreciation: −$9,777
• Taxable loss: −$6,263
• Est. tax savings @ 24.0%: +$1,503
• After-tax cash flow: $940/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 · 10 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good curb appeal and modern finishes. A quick exterior paint job and smart home integration can further enhance its value.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal and can be a quick, low-cost improvement.
• Both Install smart home devices — Improves convenience and adds modern amenities, appealing to buyers and renters alike.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Enhances curb appeal and can be a quick, low-cost improvement. ↑
• Both Install smart home devices — Improves convenience and adds modern amenities, appealing to buyers and renters alike. ↑

ⓘ 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

Price history

+0.0% since first listed

5 events — show timeline

• 2026-05-15 Listed $334,070 Zillow
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Listed $334,070 Hive MLS
• 2026-04-30 Listed $334,070 AMLS
• 2026-04-30 Listed $334,070 Hive MLS