7500 Paisley Cir · Burnettown, SC 29829

$319,900

3 bd · 2.0 ba · 1,681 sqft · SingleFamily public records · 41 Days on market

Built 2023 9,148 sqft lot Est $314k · at est. $33/mo HOA · 2% 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).

• Appreciation +9.2/10.0
• Cash flow +8.3/30.0
• ARV discount +6.7/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Welcome to this thoughtfully upgraded 3 bedroom, 2 bath ranch-style home featuring the popular Barcia Plan by Crawford Construction. Designed with an open concept layout, this home offers a seamless flow between the kitchen and the spacious family room, creating the perfect space for everyday living and entertaining. The kitchen is a true centerpiece featuring granite countertops, an under-mount stainless farmhouse sink, upgraded GE stainless steel appliances, gas range, pot filler, and custom cabinetry with updated hardware. The kitchen overlooks the large family room complete with a modern electric fireplace. Throughout the home you'll find beautiful detailed trim work, granite countertops in the bathrooms, framed mirrors, ceiling fans in all bedrooms, and custom wood shelving in the pantry and closets. Additional upgrades include a tankless hot water heater, upgraded lighting, blinds, gutters, and a screened porch perfect for relaxing outdoors. Step outside and enjoy the beautifully maintained landscaping with thoughtfully placed flowers and plantings that enhance the home's curb appeal and create a welcoming outdoor setting. The garage is equipped with an electric vehicle charging outlet, adding modern convenience to this already well-appointed home. garage is equipped with an electric vehicle charging outlet, adding modern convenience to this already well-appointed home. With its custom finishes, upgraded features, and functional open layout, this home offers the perfect combination of comfort, style, and modern living.

Key facts

• Upgraded kitchen
• Granite countertops
• Pot filler

Tags

• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• UNDER-MOUNT FARMHOUSE SINK
• UPGRADED GE APPLIANCES
• GAS RANGE
• POT FILLER

Property features AI

Finance

• Other: Zoning: RD; Subdivision: Clearwater Preserve; Lot dimensions approximately 150 x 60 (0.21 acres)
• HOA & community: Homeowners association with $400 annual fee (about $33.33/month)

Exterior

• Parking: Attached garage; 2 garage spaces; 2 parking spaces total; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electric service available
• Home design: Single family residence; One story; Entry level: 1; Residential property
• Construction: Vinyl siding; Fiber cement; See remarks; Composition roof; Slab foundation; Built on one level
• Exterior features: Covered patio; Rear porch; Partial fencing; Paved road access; Has view; Sidewalks (community)

Interior

• Kitchen: Range; Dishwasher; Disposal; Vented exhaust fan; Tankless water heater; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Ceramic tile; Other; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Eat-in kitchen; Insulated windows; See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (34.9% below list).
• Recommended offer: $208k (34.9% 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: Clearwater Elementary (math 42% / reading 47%, grade F, #226 of 597 statewide, top 40%, 370 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: 298 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

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.
• By year 2, paydown + projected appreciation supports a ~$46k 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 ($310k) is reasonable based on typical stale-listing flexibility.
• 6 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 $208,146 (34.9% 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 35% 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: 0.65% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $314,347
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3140 Banter Dr	0.15mi	3/2.0	1,658 (-1%)	1mo	$329,900	$199	90
3094 Banter Dr	0.13mi	3/2.0	1,659 (-1%)	5mo	$329,900	$199	87
3162 Banter Dr	0.16mi	3/2.0	1,766 (+5%)	1mo	$339,900	$192	83
8386 Bannock Cir	0.11mi	3/2.0	1,780 (+6%)	4mo	$299,900	$168	82
8404 Bannock Cir	0.12mi	4/2.0 (+1)	1,796 (+7%)	2mo	$299,900	$167	76
8391 Bannock Cir	0.11mi	3/2.5	1,800 (+7%)	7mo	$309,900	$172	76
7343 Paisley Cir	0.12mi	4/3.0 (+1)	1,800 (+7%)	2mo	$349,900	$194	73
7308 Paisley Cir	0.15mi	4/2.0 (+1)	1,796 (+7%)	5mo	$322,900	$180	72
8088 Bannock Cir	0.15mi	3/2.0	1,501 (-11%)	4mo	$280,900	$187	72
7390 Paisley Cir	0.10mi	3/2.0	1,902 (+13%)	4mo	$332,900	$175	70
3216 Banter Dr	0.18mi	4/3.0 (+1)	1,800 (+7%)	1mo	$329,900	$183	70
144 Williamson Dr	0.49mi	3/2.0	1,459 (-13%)	7mo	$300,000	$206	49

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: 17.9%
• Equity multiple: 2.35×
• Total profit: $120,656
• Equity at exit: $251,355

10-year hold

• IRR: 16.9%
• Equity multiple: 5.07×
• Total profit: $364,259
• Equity at exit: $507,086

Cash invested: $89,572 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$133
• HOA: −$33
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-295

Break-even live

Break-even rent $2,455

Max offer price $267,733

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-205	+0% $-295	+5% $-386	+10% $-476
Rent	-10% $-460	-5% $-378	+0% $-295	+5% $-213	+10% $-131
Rate	-1.0pp $-134	-0.5pp $-214	base $-295	+0.5pp $-378	+1.0pp $-463

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8131 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.18mi
8125 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.18mi
8121 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.18mi
8115 Bannock Cir Graniteville, SC	2.0	2.0	1237	$1,825	$1.48	25d	1	0.18mi
752 Calvin TER Belvedere, SC	2.0	1.0–2.0	783	$1,729	$2.21	16d	25	1.07mi

HOA detail

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

Listing history 27 events

1. 2026-06-21
   days on market $319,900 Active 41 DOM
2. 2026-06-18
   days on market $319,900 Active 38 DOM
3. 2026-06-17
   days on market $319,900 Active 37 DOM
4. 2026-06-16
   days on market $319,900 Active 36 DOM
5. 2026-06-15
   days on market $319,900 Active 35 DOM
6. 2026-06-14
   days on market $319,900 Active 33 DOM
7. 2026-06-13
   days on market $319,900 Active 32 DOM
8. 2026-06-10
   days on market $319,900 Active 30 DOM
9. 2026-06-09
   days on market $319,900 Active 29 DOM
10. 2026-06-08
    days on market $319,900 Active 28 DOM
11. 2026-06-07
    days on market $319,900 Active 27 DOM
12. 2026-06-03
    days on market $319,900 Active 23 DOM
13. 2026-06-02
    days on market $319,900 Active 22 DOM
14. 2026-06-01
    days on market $319,900 Active 21 DOM
15. 2026-05-31
    days on market $319,900 Active 20 DOM
16. 2026-05-30
    days on market $319,900 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-03-19
    listed $319,900 Active
19. 2026-03-11
    listed $319,900 Active 1550-char remark

    Show marketing remark (1550 chars)

    Welcome to this thoughtfully upgraded 3 bedroom, 2 bath ranch-style home featuring the popular Barcia Plan by Crawford Construction. Designed with an open concept layout, this home offers a seamless flow between the kitchen and the spacious family room, creating the perfect space for everyday living and entertaining. The kitchen is a true centerpiece featuring granite countertops, an under-mount stainless farmhouse sink, upgraded GE stainless steel appliances, gas range, pot filler, and custom cabinetry with updated hardware. The kitchen overlooks the large family room complete with a modern electric fireplace. Throughout the home you'll find beautiful detailed trim work, granite countertops in the bathrooms, framed mirrors, ceiling fans in all bedrooms, and custom wood shelving in the pantry and closets. Additional upgrades include a tankless hot water heater, upgraded lighting, blinds, gutters, and a screened porch perfect for relaxing outdoors. Step outside and enjoy the beautifully maintained landscaping with thoughtfully placed flowers and plantings that enhance the home's curb appeal and create a welcoming outdoor setting. The garage is equipped with an electric vehicle charging outlet, adding modern convenience to this already well-appointed home. garage is equipped with an electric vehicle charging outlet, adding modern convenience to this already well-appointed home. With its custom finishes, upgraded features, and functional open layout, this home offers the perfect combination of comfort, style, and modern living.

20. 2026-03-11
    listed $319,900 Active

    Show marketing remark (1550 chars)

    Welcome to this thoughtfully upgraded 3 bedroom, 2 bath ranch-style home featuring the popular Barcia Plan by Crawford Construction. Designed with an open concept layout, this home offers a seamless flow between the kitchen and the spacious family room, creating the perfect space for everyday living and entertaining. The kitchen is a true centerpiece featuring granite countertops, an under-mount stainless farmhouse sink, upgraded GE stainless steel appliances, gas range, pot filler, and custom cabinetry with updated hardware. The kitchen overlooks the large family room complete with a modern electric fireplace. Throughout the home you'll find beautiful detailed trim work, granite countertops in the bathrooms, framed mirrors, ceiling fans in all bedrooms, and custom wood shelving in the pantry and closets. Additional upgrades include a tankless hot water heater, upgraded lighting, blinds, gutters, and a screened porch perfect for relaxing outdoors. Step outside and enjoy the beautifully maintained landscaping with thoughtfully placed flowers and plantings that enhance the home's curb appeal and create a welcoming outdoor setting. The garage is equipped with an electric vehicle charging outlet, adding modern convenience to this already well-appointed home. garage is equipped with an electric vehicle charging outlet, adding modern convenience to this already well-appointed home. With its custom finishes, upgraded features, and functional open layout, this home offers the perfect combination of comfort, style, and modern living.

21. 2023-05-10
    soldstatus $299,900
22. 2023-05-10
    soldstatus $299,900 Closed
23. 2023-05-10
    soldstatus $299,900
24. 2023-03-13
    historical
25. 2023-03-12
    listed $299,900
26. 2023-03-12
    listed $299,900
27. 2023-03-10
    listed $299,900

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$674/yr (+$56/mo · 58.6%)

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

Taxation est. · year 1

• Rental income: $24,978
• − Mortgage interest: −$17,919
• − Property taxes: −$1,149
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$396
• − Depreciation: −$9,306
• Taxable loss: −$9,389
• Est. tax savings @ 24.0%: +$2,253
• After-tax cash flow: $-1,290/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

• Census place: Burnettown, SC
• 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

+6.7% since first listed

11 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-19 Listed $319,900 Hive MLS
• 2026-03-11 Listed $319,900 Hive MLS
• 2026-03-11 Listed $319,900 AMLS
• 2023-05-10 Sold (MLS) $299,900 Hive MLS
• 2023-05-10 Sold (MLS) $299,900 AMLS
• 2023-05-10 Sold (MLS) $299,900 Hive MLS
• 2023-03-13 Delisted — AMLS
• 2023-03-12 Listed $299,900 Hive MLS
• 2023-03-12 Listed $299,900 Hive MLS
• 2023-03-10 Listed $299,900 AMLS

Property tax history

+124.1%/yr

Latest (2025): $1,149 · -15.5% YoY. Source: county tax records.