380 Sutton Ct · Burnettown, SC 29829

$279,888

4 bd · 2.0 ba · 1,785 sqft · SingleFamily public records · 38 Days on market

Built 2024 8,712 sqft lot Est $305k · 8% under $36/mo HOA · 1% of rent ↓ 4% since listing

---

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 +20.7/30.0
• ARV discount +11.2/15.0
• Appreciation +9.2/10.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Another Large Price Adjustment! 25,000 overall! Motivated Seller! MOVE IN READY! Motivated! Great Location! Lived in less than 2 years! Welcome to Greggs Mill and Bill Beazley Homes THORNHILL 4 plan. The front entry hall leads to an open kitchen, dining and great room area. Open kitchen features stylish painted cabinets, granite countertops, a tile backsplash and stainless steel appliances. The island overlooks the dining area and great room. A gas fireplace and ceiling fan are included in the great room along with a door to access the large covered back porch. A hallway next to the kitchen leads to three secondary bedrooms and a laundry room. In a separate area, you will find the pri

Key facts

• Gas fireplace
• Granite counter tops
• Open kitchen

Tags

• OPEN KITCHEN
• GRANITE COUNTER TOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• GAS FIREPLACE
• LARGE COVERED BACK PORCH

Property features AI

Finance

• HOA & community: Homeowners association (annual fee $431; approx. $35.92/month); Community pool; Sidewalks and street lights

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway; Garage door opener
• Security: Smoke detectors; Owned security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-level / single-story; Entry level: 1
• Construction: Stone and vinyl siding with frame construction; Slab foundation; Home warranty included
• Exterior features: Covered patio and rear porch; Front porch; Fenced yard; Landscaped yard; Front and rear sprinklers; Composition roof; Has a view

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave; Tankless water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Other (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Kitchen island; Pantry; Eat-in kitchen; Wired for data; Insulated windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/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 $268k (4.4% below list).
• Recommended offer: $268k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Gloverville Elementary (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 318 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: 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 $25k of equity ($2k loan paydown + $23k 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 $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k 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 ($271k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $267,594 (4.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $305,235
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Country Glen Ave	0.28mi	3/2.0 (-1)	1,768 (-1%)	6mo	$265,000	$150	76
182 Sutton Ct	0.21mi	3/2.0 (-1)	1,862 (+4%)	8mo	$300,000	$161	71
462 Country Glen Ave	0.52mi	3/2.0 (-1)	1,765 (-1%)	0mo	$277,500	$157	68
7121 Grayson Dr	0.37mi	3/2.0 (-1)	1,693 (-5%)	7mo	$289,900	$171	63
224 Baylor Dr	0.43mi	3/2.0 (-1)	1,672 (-6%)	2mo	$292,000	$175	63
235 Baylor Dr	0.41mi	3/2.0 (-1)	1,672 (-6%)	11mo	$289,000	$173	56
3145 Camden Way	0.60mi	3/2.5 (-1)	1,880 (+5%)	2mo	$265,000	$141	54
651 Broadsword Way	0.53mi	3/2.0 (-1)	1,946 (+9%)	6mo	$333,534	$171	50
651 Broadsword Way	0.53mi	3/2.0 (-1)	1,946 (+9%)	6mo	$333,534	$171	50
165 Sudlow Lake Rd	0.63mi	3/2.0 (-1)	1,700 (-5%)	10mo	$286,000	$168	49
655 Wade Way	0.47mi	3/2.0 (-1)	1,573 (-12%)	8mo	$271,650	$173	47
658 Wickham Dr	0.69mi	3/2.0 (-1)	2,046 (+15%)	7mo	$327,900	$160	32

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: 25.2%
• Equity multiple: 2.86×
• Total profit: $146,141
• Equity at exit: $219,916

10-year hold

• IRR: 22.6%
• Equity multiple: 6.19×
• Total profit: $406,381
• Equity at exit: $443,661

Cash invested: $78,369 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,676 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$115 /mo · $1,386/yr
• Insurance: −$117
• HOA: −$36
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $378

Break-even live

Break-even rent $2,197

Max offer price $279,888

Occupancy floor 81%

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: $69,972
• Closing costs: $8,397
• 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	1.36mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	1.38mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: gas

Listing history 26 events

1. 2026-06-18
   days on market $279,888 Active 38 DOM
2. 2026-06-17
   days on market $279,888 Active 37 DOM
3. 2026-06-16
   days on market $279,888 Active 36 DOM
4. 2026-06-15
   days on market $279,888 Active 35 DOM
5. 2026-06-14
   days on market $279,888 Active 33 DOM
6. 2026-06-13
   pricedays on market $279,888 Active 32 DOM
7. 2026-06-10
   days on market $284,888 Active 30 DOM
8. 2026-06-09
   days on market $284,888 Active 29 DOM
9. 2026-06-08
   days on market $284,888 Active 28 DOM
10. 2026-06-07
    pricedays on market $284,888 Active 27 DOM
11. 2026-06-03
    days on market $294,888 Active 23 DOM
12. 2026-06-02
    days on market $294,888 Active 22 DOM
13. 2026-06-01
    days on market $294,888 Active 21 DOM
14. 2026-05-31
    days on market $294,888 Active 20 DOM
15. 2026-05-30
    days on market $294,888 Active 19 DOM
16. 2026-05-18
    price $294,888
17. 2026-05-11
    historical
18. 2026-04-20
    listed $304,888 Active
19. 2026-04-20
    listed $304,888 Active
20. 2024-06-14
    soldstatus $307,900 Closed
21. 2024-05-20
    status Pending
22. 2024-02-22
    status Active
23. 2024-01-05
    soldstatus $56,500
24. 2024-01-03
    listed $307,900 Active
25. 2024-01-02
    listed $307,900
26. 2024-01-02
    listed $307,900

ⓘ 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: $1,386 · $115/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$210/yr (+$17/mo · 15.1%)

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

Taxation est. · year 1

• Rental income: $32,111
• − Mortgage interest: −$15,678
• − Property taxes: −$1,386
• − Insurance: −$1,399
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − HOA: −$432
• − Depreciation: −$8,142
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $4,553/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

-4.2% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $294,888 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-20 Listed $304,888 Hive MLS
• 2026-04-20 Listed $304,888 Hive MLS
• 2024-06-14 Sold (MLS) $307,900 AMLS
• 2024-05-20 Pending — AMLS
• 2024-02-22 Relisted — AMLS
• 2024-01-05 Sold (Public Records) $56,500 Public Records
• 2024-01-03 Listed $307,900 AMLS
• 2024-01-02 Listed $307,900 Hive MLS
• 2024-01-02 Listed $307,900 Hive MLS