8330 Bannock Cir · Burnettown, SC 29829

$359,999

4 bd · 2.0 ba · 2,155 sqft · SingleFamily public records · 8 Days on market

Built 2023 5,663 sqft lot Est $369k · at est. $37/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
• ARV discount +8.5/15.0
• Cash flow +8.1/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0

Listing remarks

Welcome home to this beautifully maintained 4-bedroom, 2.5-bath home located in the highly sought after Clearwater Preserve community of Graniteville. Offering the perfect blend of style, comfort, and convenience, this move-in-ready home features an open-concept floor plan with luxury vinyl plank flooring, spacious living areas and a modern kitchen complete with granite countertops, stainless steel appliances, and a large island ideal for entertaining family and friends. Upstairs, the primary suite serves as a private retreat with a spacious walk-in closet and ensuite bathroom. Three additional bedrooms and a full bath provide plenty of space for family, guests, a home office, or hobbies. S

Key facts

• Large island
• Modern kitchen
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND

Property features AI

Finance

• Other: Subdivision: Clearwater Preserve
• HOA & community: Homeowners association with annual fee ($440/year); Community pool; Clubhouse; Tennis courts; Sport court; Trails; Sidewalks; Street lights; Derived approximate monthly HOA: $36.67

Exterior

• Parking: Attached 2-car garage; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two stories; Entry level: 1
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Front porch; Patio; Fenced yard; Sprinklers in front and rear; Has view

Interior

• Kitchen: Built-in gas oven; Range; Refrigerator; Dishwasher; Microwave; Ice maker; Disposal; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Dry bar; Eat-in kitchen; Wired for data; Window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (35.1% below list).
• Recommended offer: $234k (35.1% 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; 1 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 33% 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 $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $233,709 (35.1% 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. 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. 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?
6. 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.
7. 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.
8. 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: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $368,505
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3215 Banter Dr	0.16mi	4/3.0	2,137 (-1%)	3mo	$369,900	$173	85
3229 Banter Dr	0.15mi	4/2.5	2,221 (+3%)	3mo	$349,900	$158	83
7326 Paisley Cir	0.20mi	4/3.0	2,137 (-1%)	4mo	$369,900	$173	82
7423 Paisley Cir	0.20mi	4/2.0	2,046 (-5%)	3mo	$349,900	$171	80
7288 Paisley Cir	0.23mi	4/2.0	2,046 (-5%)	2mo	$346,900	$170	79
7354 Paisley Cir	0.17mi	4/2.0	2,278 (+6%)	5mo	$359,900	$158	78
3193 Banter Dr	0.16mi	4/2.0	2,006 (-7%)	4mo	$361,900	$180	78
3251 Banter Dr	0.17mi	4/2.0	2,006 (-7%)	4mo	$359,900	$179	77
116 Ridgecrest Cir	0.29mi	3/2.5 (-1)	2,141 (-1%)	3mo	$240,000	$112	76
7400 Paisley Cir	0.13mi	3/2.0 (-1)	2,009 (-7%)	2mo	$335,155	$167	76
7276 Paisley Cir	0.23mi	4/2.5	2,281 (+6%)	8mo	$361,900	$159	71
7390 Paisley Cir	0.14mi	3/2.0 (-1)	1,902 (-12%)	4mo	$332,900	$175	66

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: 17.7%
• Equity multiple: 2.34×
• Total profit: $134,670
• Equity at exit: $282,862

10-year hold

• IRR: 16.7%
• Equity multiple: 5.04×
• Total profit: $407,543
• Equity at exit: $570,648

Cash invested: $100,800 (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: $2,337 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$150
• HOA: −$37
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-350

Break-even live

Break-even rent $2,780

Max offer price $298,189

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-248	+0% $-350	+5% $-452	+10% $-554
Rent	-10% $-535	-5% $-442	+0% $-350	+5% $-258	+10% $-165
Rate	-1.0pp $-169	-0.5pp $-258	base $-350	+0.5pp $-443	+1.0pp $-538

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	23d	1	1.43mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-21
   days on market $359,999 Active 8 DOM
2. 2026-06-18
   days on market $359,999 Active 5 DOM
3. 2026-06-17
   days on market $359,999 Active 4 DOM
4. 2026-06-16
   days on market $359,999 Active 3 DOM
5. 2026-06-15
   days on market $359,999 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $359,999 Active 1 DOM

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$596/yr (+$50/mo · 41.0%)

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

Taxation est. · year 1

• Rental income: $28,045
• − Mortgage interest: −$20,166
• − Property taxes: −$1,456
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$444
• − Depreciation: −$10,473
• Taxable loss: −$10,780
• Est. tax savings @ 24.0%: +$2,587
• After-tax cash flow: $-1,611/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

+9.1% since first listed

14 events — show timeline

• 2026-06-12 Listed $359,999 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-01-25 Listing Removed — Hive MLS
• 2025-06-26 Listed $395,000 Hive MLS
• 2025-06-26 Listed $395,000 Hive MLS
• 2024-03-25 Sold (MLS) $335,000 Hive MLS
• 2024-03-25 Sold (MLS) $335,000 AMLS
• 2024-03-25 Sold (MLS) $335,000 Hive MLS
• 2024-02-22 Pending — AMLS
• 2023-09-01 Relisted — AMLS
• 2023-08-17 Delisted — AMLS
• 2023-02-14 Listed $329,900 Hive MLS
• 2023-02-14 Listed $329,900 AMLS
• 2023-02-14 Listed $329,900 Hive MLS

Property tax history

+39.9%/yr

Latest (2025): $1,456 · +96.0% YoY. Source: county tax records.