8241 Crossbow Lndg · Burnettown, SC 29829

$474,900

5 bd · 3.0 ba · 3,279 sqft · SingleFamily public records · 41 Days on market

Built 2023 0.35 ac lot Est $518k · 8% under $31/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).

• ARV discount +11.3/15.0
• Appreciation +9.2/10.0
• Cash flow +8.4/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Experience luxury and comfort in this thoughtfully designed open-concept home. The main level welcomes you with easy-care LVP flooring and a versatile study off the foyer. At the heart of the home, a gourmet kitchen--complete with granite counters, an oversized island, and stainless appliances--overlooks the dining area and large Great Room anchored by a brick-surround gas fireplace. A convenient guest suite with a full bath complete the first floor. Upstairs, the expansive Owner's Suite serves as a private getaway with tray ceilings, dual walk-in closets, and a spa-like bath featuring a designer tile shower and garden tub. Three additional bedrooms share a full bath along with a laundry room uniquely accessible from both the hallway and the owner's suite. Outside, relax on the covered front or back porches. This home is built for longevity and efficiency with Hardie Board siding, a brick water table, and a Radiant Barrier roof.

Key facts

• Open-concept home
• Gourmet kitchen
• Owner's suite

Tags

• OPEN-CONCEPT HOME
• GOURMET KITCHEN
• OVERSIZED ISLAND
• BRICK-SURROUND GAS FIREPLACE
• GUEST SUITE
• OWNER'S SUITE

Property features AI

Finance

• Other: Zoning: R1; Subdivision: Harrington Ridge
• HOA & community: Homeowners association with annual fee ($375); Community features: pool, sidewalks, street lights, playground

Exterior

• Parking: Attached concrete garage with 2 parking spaces (2-car garage)
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; Two-story home; Entry level: 1
• Construction: Brick, fiber cement and frame construction; Composition roof; Slab foundation; Built on a 0.35-acre lot (lot dimensions approximately 90' x 151' x 95' x 160')
• Exterior features: Covered patio/porch with front and rear porches; Wood fencing in back yard; Landscaped yard with front and rear sprinklers; Paved road frontage (city street and state road); Has a view; Pool in community

Interior

• Kitchen: Built-in electric oven; Cooktop; Dishwasher; Microwave; Garbage disposal; Tankless water heater
• Bedrooms: Total rooms: 10 (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Heat pump; Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Kitchen island; Pantry; Wired for data; Insulated windows; Smoke detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (34.7% below list).
• Recommended offer: $310k (34.7% 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 + $40k 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 ~$69k 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 ($461k) 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 $310,151 (34.7% 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: 5.21%
• Cash-on-cash: -3.86%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $518,082
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8210 Crossbow Lndg	0.06mi	5/3.5	3,163 (-4%)	5mo	$499,050	$158	85
8172 Crossbow Lndg	0.10mi	5/4.5	3,200 (-2%)	3mo	$528,470	$165	83
8172 Crossbow Lndg	0.10mi	5/4.5	3,200 (-2%)	3mo	$528,470	$165	83
8058 Crossbow Lndg	0.19mi	5/4.5	3,202 (-2%)	3mo	$526,472	$164	79
8058 Crossbow Lndg	0.19mi	5/4.5	3,202 (-2%)	3mo	$526,472	$164	79
8015 Crossbow Lndg	0.23mi	5/3.5	3,306 (+1%)	15mo	$460,000	$139	74
644 Broadsword Way	0.10mi	5/2.5	2,929 (-11%)	15mo	$443,500	$151	63
8068 Crossbow Lndg	0.18mi	5/3.5	2,929 (-11%)	11mo	$442,180	$151	62
3079 Stallion Rdg	0.06mi	5/2.5	2,929 (-11%)	19mo	$428,625	$146	62
8048 Crossbow Landing Lndg	0.20mi	5/3.0	2,875 (-12%)	11mo	$384,970	$134	61
8144 Crossbow Lndg #0	0.13mi	5/4.0	3,699 (+13%)	9mo	$559,080	$151	61
6022 Olympia Pass Pass	0.21mi	4/3.5 (-1)	2,859 (-13%)	13mo	$459,000	$161	51

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: $179,769
• Equity at exit: $373,143

10-year hold

• IRR: 16.9%
• Equity multiple: 5.08×
• Total profit: $542,157
• Equity at exit: $752,782

Cash invested: $132,972 (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: $3,102 medium
• Mortgage (P&I): −$2,490
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$198
• HOA: −$31
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-428

Break-even live

Break-even rent $3,643

Max offer price $399,266

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-294	+0% $-428	+5% $-563	+10% $-697
Rent	-10% $-673	-5% $-551	+0% $-428	+5% $-306	+10% $-183
Rate	-1.0pp $-189	-0.5pp $-307	base $-428	+0.5pp $-551	+1.0pp $-676

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: $118,725
• Closing costs: $14,247
• 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	1.21mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	23d	1	1.45mi

HOA detail

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

Listing history 29 events

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

    Show marketing remark (942 chars)

    Experience luxury and comfort in this thoughtfully designed open-concept home. The main level welcomes you with easy-care LVP flooring and a versatile study off the foyer. At the heart of the home, a gourmet kitchen--complete with granite counters, an oversized island, and stainless appliances--overlooks the dining area and large Great Room anchored by a brick-surround gas fireplace. A convenient guest suite with a full bath complete the first floor. Upstairs, the expansive Owner's Suite serves as a private getaway with tray ceilings, dual walk-in closets, and a spa-like bath featuring a designer tile shower and garden tub. Three additional bedrooms share a full bath along with a laundry room uniquely accessible from both the hallway and the owner's suite. Outside, relax on the covered front or back porches. This home is built for longevity and efficiency with Hardie Board siding, a brick water table, and a Radiant Barrier roof.

19. 2026-04-13
    listed $469,900 Active

    Show marketing remark (942 chars)

    Experience luxury and comfort in this thoughtfully designed open-concept home. The main level welcomes you with easy-care LVP flooring and a versatile study off the foyer. At the heart of the home, a gourmet kitchen--complete with granite counters, an oversized island, and stainless appliances--overlooks the dining area and large Great Room anchored by a brick-surround gas fireplace. A convenient guest suite with a full bath complete the first floor. Upstairs, the expansive Owner's Suite serves as a private getaway with tray ceilings, dual walk-in closets, and a spa-like bath featuring a designer tile shower and garden tub. Three additional bedrooms share a full bath along with a laundry room uniquely accessible from both the hallway and the owner's suite. Outside, relax on the covered front or back porches. This home is built for longevity and efficiency with Hardie Board siding, a brick water table, and a Radiant Barrier roof.

20. 2026-04-13
    price $474,900 942-char remark

    Show marketing remark (942 chars)

    Experience luxury and comfort in this thoughtfully designed open-concept home. The main level welcomes you with easy-care LVP flooring and a versatile study off the foyer. At the heart of the home, a gourmet kitchen--complete with granite counters, an oversized island, and stainless appliances--overlooks the dining area and large Great Room anchored by a brick-surround gas fireplace. A convenient guest suite with a full bath complete the first floor. Upstairs, the expansive Owner's Suite serves as a private getaway with tray ceilings, dual walk-in closets, and a spa-like bath featuring a designer tile shower and garden tub. Three additional bedrooms share a full bath along with a laundry room uniquely accessible from both the hallway and the owner's suite. Outside, relax on the covered front or back porches. This home is built for longevity and efficiency with Hardie Board siding, a brick water table, and a Radiant Barrier roof.

21. 2026-04-13
    listed $474,900 Active

    Show marketing remark (942 chars)

    Experience luxury and comfort in this thoughtfully designed open-concept home. The main level welcomes you with easy-care LVP flooring and a versatile study off the foyer. At the heart of the home, a gourmet kitchen--complete with granite counters, an oversized island, and stainless appliances--overlooks the dining area and large Great Room anchored by a brick-surround gas fireplace. A convenient guest suite with a full bath complete the first floor. Upstairs, the expansive Owner's Suite serves as a private getaway with tray ceilings, dual walk-in closets, and a spa-like bath featuring a designer tile shower and garden tub. Three additional bedrooms share a full bath along with a laundry room uniquely accessible from both the hallway and the owner's suite. Outside, relax on the covered front or back porches. This home is built for longevity and efficiency with Hardie Board siding, a brick water table, and a Radiant Barrier roof.

22. 2026-04-12
    listed $469,900 Active 942-char remark

    Show marketing remark (942 chars)

    Experience luxury and comfort in this thoughtfully designed open-concept home. The main level welcomes you with easy-care LVP flooring and a versatile study off the foyer. At the heart of the home, a gourmet kitchen--complete with granite counters, an oversized island, and stainless appliances--overlooks the dining area and large Great Room anchored by a brick-surround gas fireplace. A convenient guest suite with a full bath complete the first floor. Upstairs, the expansive Owner's Suite serves as a private getaway with tray ceilings, dual walk-in closets, and a spa-like bath featuring a designer tile shower and garden tub. Three additional bedrooms share a full bath along with a laundry room uniquely accessible from both the hallway and the owner's suite. Outside, relax on the covered front or back porches. This home is built for longevity and efficiency with Hardie Board siding, a brick water table, and a Radiant Barrier roof.

23. 2023-12-05
    soldstatus $441,400
24. 2023-12-05
    soldstatus $441,400 Closed
25. 2023-12-05
    soldstatus $441,400
26. 2023-10-06
    status Pending
27. 2023-09-24
    listed $433,705
28. 2023-09-24
    listed $433,705 Active
29. 2023-09-24
    listed $433,705

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $2,707 · $226/mo
• Expected delta: +$798/yr (+$67/mo · 41.8%)

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

Taxation est. · year 1

• Rental income: $37,218
• − Mortgage interest: −$26,602
• − Property taxes: −$1,908
• − Insurance: −$2,374
• − Repairs & maintenance: −$2,977
• − Management: −$2,977
• − HOA: −$372
• − Depreciation: −$13,815
• Taxable loss: −$13,809
• Est. tax savings @ 24.0%: +$3,314
• After-tax cash flow: $-1,824/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

+9.5% since first listed

13 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-13 Price Changed $474,900 Hive MLS
• 2026-04-13 Listed $469,900 Hive MLS
• 2026-04-13 Price Changed $474,900 AMLS
• 2026-04-13 Listed $474,900 Hive MLS
• 2026-04-12 Listed $469,900 AMLS
• 2023-12-05 Sold (MLS) $441,400 Hive MLS
• 2023-12-05 Sold (MLS) $441,400 AMLS
• 2023-12-05 Sold (MLS) $441,400 Hive MLS
• 2023-10-06 Pending — AMLS
• 2023-09-24 Listed $433,705 Hive MLS
• 2023-09-24 Listed $433,705 AMLS
• 2023-09-24 Listed $433,705 Hive MLS

Property tax history

+71.5%/yr

Latest (2025): $1,908 · +0.0% YoY. Source: county tax records.