616 Broadsword Way · Burnettown, SC 29829

$469,900

5 bd · 3.0 ba · 3,273 sqft · SingleFamily public records · 41 Days on market

Built 2023 0.37 ac lot Est $517k · 9% under $31/mo HOA · 1% of rent

---

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).

• ARV discount +11.6/15.0
• Appreciation +9.2/10.0
• Cash flow +8.7/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

The Firestone III Farmhouse Plan Built by Winchester Homebuilders. Hardie Board exterior with Brick water table. Large Open Concept, Great Room with Brick surroun, Gas log Fireplace can be enjoyed from Gourmet Kitchen w/ Granite counters, Tile backsplash, oversized island with Farmhouse sink, walk in pantry, Stainless appliances. Formal Dining room off of foyer with access to kitchen. Guest bedroom with full bath and granite counter top on main. LVP Easy care Plank flooring throughout all main living areas. Large owners suite upstairs with tray ceiling, Oversized walk in closet, his/her vanities, granite counters, Designer Tile Shower and garden tub. Upstairs features an additional 3 bedrooms, laundry room, and third full bath. Covered front and back porches. Gutters, Radiant Barrier Roof decking for energy efficiency. Quality Builders Home Warranty included. Under Construction/Stock Photo. EST Completion May 2023

Key facts

• Open concept
• Brick fireplace
• Gourmet kitchen

Tags

• HARDIE BOARD EXTERIOR
• BRICK WATER TABLE
• OPEN CONCEPT
• GREAT ROOM
• BRICK FIREPLACE
• GOURMET KITCHEN

Property features AI

Finance

• Other: Lot size about 0.37 acres; Lot dimensions 80-199-83-202; Frontage and road frontage: see remarks
• HOA & community: Homeowners association with annual fee of $375 (about $31.25/month); Subdivision: Harrington Ridge; Community street lights

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 total parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two-story; Entry level on first floor
• Construction: Brick, fiber cement, and frame construction; Composition roof; Slab foundation; Built as residential single-family home
• Exterior features: Front porch; Rear porch; Privacy fencing; Fenced yard; View; Outbuilding

Interior

• Kitchen: Built-in electric oven; Cooktop; Range; Dishwasher; Disposal; Vented exhaust fan
• Bedrooms: Total rooms: 10
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Multiple AC units; Electric heating; Forced air; Heat pump; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Eat-in kitchen; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (34.0% below list).
• Recommended offer: $310k (34.0% 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); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 298 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 $43k of equity ($3k loan paydown + $39k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 66% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,184 (34.0% 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 41 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $517,134
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8210 Crossbow Lndg	0.18mi	5/3.5	3,163 (-3%)	5mo	$499,050	$158	80
8172 Crossbow Lndg	0.22mi	5/4.5	3,200 (-2%)	3mo	$528,470	$165	77
8172 Crossbow Lndg	0.22mi	5/4.5	3,200 (-2%)	3mo	$528,470	$165	77
8058 Crossbow Lndg	0.25mi	5/4.5	3,202 (-2%)	3mo	$526,472	$164	76
8058 Crossbow Lndg	0.25mi	5/4.5	3,202 (-2%)	3mo	$526,472	$164	76
8015 Crossbow Lndg	0.25mi	5/3.5	3,306 (+1%)	15mo	$460,000	$139	72
644 Broadsword Way	0.05mi	5/2.5	2,929 (-10%)	15mo	$443,500	$151	65
8068 Crossbow Lndg	0.25mi	5/3.5	2,929 (-10%)	11mo	$442,180	$151	60
8048 Crossbow Landing Lndg	0.25mi	5/3.0	2,875 (-12%)	11mo	$384,970	$134	59
8144 Crossbow Lndg #0	0.25mi	5/4.0	3,699 (+13%)	9mo	$559,080	$151	56
3133 Brevard Dr	0.67mi	5/4.0	3,455 (+6%)	4mo	$394,900	$114	52
6022 Olympia Pass Pass	0.21mi	4/3.5 (-1)	2,859 (-13%)	13mo	$459,000	$161	52

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: 17.6%
• Equity multiple: 2.33×
• Total profit: $175,229
• Equity at exit: $369,214

10-year hold

• IRR: 16.7%
• Equity multiple: 5.03×
• Total profit: $530,852
• Equity at exit: $744,857

Cash invested: $131,572 (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: 298
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $3,102 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$196
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$31
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-466

Break-even live

Break-even rent $3,692

Max offer price $387,602

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-333	+0% $-466	+5% $-599	+10% $-732
Rent	-10% $-711	-5% $-588	+0% $-466	+5% $-343	+10% $-221
Rate	-1.0pp $-229	-0.5pp $-346	base $-466	+0.5pp $-588	+1.0pp $-712

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: $117,475
• Closing costs: $14,097
• 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	16d	1	1.15mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	23d	1	1.40mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: watergas

Listing history 27 events

1. 2026-06-21
   days on market $469,900 Active 41 DOM
2. 2026-06-18
   days on market $469,900 Active 38 DOM
3. 2026-06-17
   days on market $469,900 Active 37 DOM
4. 2026-06-16
   days on market $469,900 Active 36 DOM
5. 2026-06-15
   days on market $469,900 Active 35 DOM
6. 2026-06-14
   days on market $469,900 Active 33 DOM
7. 2026-06-13
   days on market $469,900 Active 32 DOM
8. 2026-06-10
   days on market $469,900 Active 30 DOM
9. 2026-06-09
   days on market $469,900 Active 29 DOM
10. 2026-06-08
    days on market $469,900 Active 28 DOM
11. 2026-06-07
    days on market $469,900 Active 27 DOM
12. 2026-06-03
    days on market $469,900 Active 23 DOM
13. 2026-06-02
    days on market $469,900 Active 22 DOM
14. 2026-06-01
    days on market $469,900 Active 21 DOM
15. 2026-05-31
    days on market $469,900 Active 20 DOM
16. 2026-05-30
    days on market $469,900 Active 19 DOM
17. 2026-05-19
    price $474,900
18. 2026-05-11
    historical
19. 2026-04-15
    listed $479,900 Active
20. 2026-04-15
    listed $479,900 Active
21. 2023-04-21
    soldstatus $439,160 927-char remark

    Show marketing remark (927 chars)

    The Firestone III Farmhouse Plan Built by Winchester Homebuilders. Hardie Board exterior with Brick water table. Large Open Concept, Great Room with Brick surroun, Gas log Fireplace can be enjoyed from Gourmet Kitchen w/ Granite counters, Tile backsplash, oversized island with Farmhouse sink, walk in pantry, Stainless appliances. Formal Dining room off of foyer with access to kitchen. Guest bedroom with full bath and granite counter top on main. LVP Easy care Plank flooring throughout all main living areas. Large owners suite upstairs with tray ceiling, Oversized walk in closet, his/her vanities, granite counters, Designer Tile Shower and garden tub. Upstairs features an additional 3 bedrooms, laundry room, and third full bath. Covered front and back porches. Gutters, Radiant Barrier Roof decking for energy efficiency. Quality Builders Home Warranty included. Under Construction/Stock Photo. EST Completion May 2023

22. 2023-04-21
    soldstatus $439,160 Closed

    Show marketing remark (927 chars)

    The Firestone III Farmhouse Plan Built by Winchester Homebuilders. Hardie Board exterior with Brick water table. Large Open Concept, Great Room with Brick surroun, Gas log Fireplace can be enjoyed from Gourmet Kitchen w/ Granite counters, Tile backsplash, oversized island with Farmhouse sink, walk in pantry, Stainless appliances. Formal Dining room off of foyer with access to kitchen. Guest bedroom with full bath and granite counter top on main. LVP Easy care Plank flooring throughout all main living areas. Large owners suite upstairs with tray ceiling, Oversized walk in closet, his/her vanities, granite counters, Designer Tile Shower and garden tub. Upstairs features an additional 3 bedrooms, laundry room, and third full bath. Covered front and back porches. Gutters, Radiant Barrier Roof decking for energy efficiency. Quality Builders Home Warranty included. Under Construction/Stock Photo. EST Completion May 2023

23. 2023-04-21
    soldstatus $439,160

    Show marketing remark (927 chars)

    The Firestone III Farmhouse Plan Built by Winchester Homebuilders. Hardie Board exterior with Brick water table. Large Open Concept, Great Room with Brick surroun, Gas log Fireplace can be enjoyed from Gourmet Kitchen w/ Granite counters, Tile backsplash, oversized island with Farmhouse sink, walk in pantry, Stainless appliances. Formal Dining room off of foyer with access to kitchen. Guest bedroom with full bath and granite counter top on main. LVP Easy care Plank flooring throughout all main living areas. Large owners suite upstairs with tray ceiling, Oversized walk in closet, his/her vanities, granite counters, Designer Tile Shower and garden tub. Upstairs features an additional 3 bedrooms, laundry room, and third full bath. Covered front and back porches. Gutters, Radiant Barrier Roof decking for energy efficiency. Quality Builders Home Warranty included. Under Construction/Stock Photo. EST Completion May 2023

24. 2023-02-27
    status Pending
25. 2023-02-24
    listed $417,580 Active
26. 2023-02-15
    listed $417,580 927-char remark

    Show marketing remark (927 chars)

    The Firestone III Farmhouse Plan Built by Winchester Homebuilders. Hardie Board exterior with Brick water table. Large Open Concept, Great Room with Brick surroun, Gas log Fireplace can be enjoyed from Gourmet Kitchen w/ Granite counters, Tile backsplash, oversized island with Farmhouse sink, walk in pantry, Stainless appliances. Formal Dining room off of foyer with access to kitchen. Guest bedroom with full bath and granite counter top on main. LVP Easy care Plank flooring throughout all main living areas. Large owners suite upstairs with tray ceiling, Oversized walk in closet, his/her vanities, granite counters, Designer Tile Shower and garden tub. Upstairs features an additional 3 bedrooms, laundry room, and third full bath. Covered front and back porches. Gutters, Radiant Barrier Roof decking for energy efficiency. Quality Builders Home Warranty included. Under Construction/Stock Photo. EST Completion May 2023

27. 2023-02-15
    listed $417,580

    Show marketing remark (927 chars)

    The Firestone III Farmhouse Plan Built by Winchester Homebuilders. Hardie Board exterior with Brick water table. Large Open Concept, Great Room with Brick surroun, Gas log Fireplace can be enjoyed from Gourmet Kitchen w/ Granite counters, Tile backsplash, oversized island with Farmhouse sink, walk in pantry, Stainless appliances. Formal Dining room off of foyer with access to kitchen. Guest bedroom with full bath and granite counter top on main. LVP Easy care Plank flooring throughout all main living areas. Large owners suite upstairs with tray ceiling, Oversized walk in closet, his/her vanities, granite counters, Designer Tile Shower and garden tub. Upstairs features an additional 3 bedrooms, laundry room, and third full bath. Covered front and back porches. Gutters, Radiant Barrier Roof decking for energy efficiency. Quality Builders Home Warranty included. Under Construction/Stock Photo. EST Completion May 2023

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $2,678 · $223/mo
• Expected delta: +$772/yr (+$64/mo · 40.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,222
• − Mortgage interest: −$26,322
• − Property taxes: −$1,906
• − Insurance: −$3,147
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − HOA: −$372
• − Depreciation: −$13,670
• Taxable loss: −$14,150
• Est. tax savings @ 24.0%: +$3,396
• After-tax cash flow: $-2,194/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

+13.7% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $474,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-15 Listed $479,900 Hive MLS
• 2026-04-15 Listed $479,900 Hive MLS
• 2023-04-21 Sold (MLS) $439,160 Hive MLS
• 2023-04-21 Sold (MLS) $439,160 AMLS
• 2023-04-21 Sold (MLS) $439,160 Hive MLS
• 2023-02-27 Pending — AMLS
• 2023-02-24 Listed $417,580 AMLS
• 2023-02-15 Listed $417,580 Hive MLS
• 2023-02-15 Listed $417,580 Hive MLS

Property tax history

+203.8%/yr

Latest (2025): $1,906 · +0.0% YoY. Source: county tax records.