8043 Bannock Cir · Burnettown, SC 29829

$238,900

1 bd · 2.0 ba · 1,213 sqft · Townhouse · 20 Days on market

Built 2026 2,614 sqft lot Est $235k · at est. $44/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 +7.6/30.0
• ARV discount +6.8/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks

Welcome to the Stonehurst, a beautifully designed 2-bedroom, 2-bathroom townhome by Bill Beazley Homes, located in the highly sought-after Clearwater Preserve subdivision. This thoughtfully crafted home combines elegant finishes, and energy-efficient features--all set within a vibrant community surrounded by nature and modern amenities. Step inside through the fiberglass insulated front door and discover a spacious, open-concept layout enhanced by brushed nickel door hardware and 2'' white faux wood blinds on the front windows. Low-E vinyl windows, metal insulated exterior doors, and 20-year fiberglass shingles ensure durability and energy efficiency throughout. The kitchen is a true center

Key facts

• Fiberglass shower
• Resort style pool
• Granite countertops

Tags

• ENERGY EFFICIENT FEATURES
• OPEN CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• FIBERGLASS SHOWER
• PROFESSIONAL LANDSCAPING
• RESORT STYLE POOL

Property features AI

Finance

• Other: Subdivision: Clearwater Preserve; Directions available from Jefferson Davis Hwy into community
• HOA & community: Homeowners association with annual fee (annually) — $533; Association amenities include trails and a sport court; Community features: sidewalks and street lights

Exterior

• Parking: Attached garage (1 car) with garage door opener, concrete driveway; garage faces front
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Residential townhouse; One story; Entry on main level; Has view; New construction
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built as new construction
• Exterior features: Covered patio; Patio; Privacy fencing in backyard (wood); Landscaped yard; Front and rear sprinklers; Paved road access; No pool; Smoke detectors

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: Total rooms: 5
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Walk-in closets; Ceiling fans; Pantry; Wired for data; Insulated windows; Unfurnished
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath townhouse listed at $239k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.3% below list).
• Recommended offer: $178k (25.3% 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 $22k of equity ($2k loan paydown + $20k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,484 (25.3% 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: 0.75% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $235,322
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8105 Bannock Cir	0.06mi	2/2.0 (+1)	1,213 (0%)	2mo	$234,900	$194	90
8116 Bannock Cir	0.08mi	2/2.0 (+1)	1,213 (0%)	10mo	$237,900	$196	83
8120 Bannock Cir	0.09mi	2/2.0 (+1)	1,237 (+2%)	7mo	$239,900	$194	82

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: 17.0%
• Equity multiple: 2.29×
• Total profit: $86,157
• Equity at exit: $187,711

10-year hold

• IRR: 16.3%
• Equity multiple: 4.95×
• Total profit: $263,934
• Equity at exit: $378,690

Cash invested: $66,892 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,584/yr
• Insurance: −$100
• HOA: −$44
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-285

Break-even live

Break-even rent $2,146

Max offer price $197,666

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-202	+0% $-285	+5% $-368	+10% $-450
Rent	-10% $-426	-5% $-355	+0% $-285	+5% $-214	+10% $-144
Rate	-1.0pp $-165	-0.5pp $-224	base $-285	+0.5pp $-347	+1.0pp $-410

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: $59,725
• Closing costs: $7,167
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8115 Bannock Cir Graniteville, SC	2.0	2.0	1237	$1,825	$1.48	25d	1	0.08mi
8121 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.09mi
8125 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.09mi
8131 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.10mi
752 Calvin TER Belvedere, SC	2.0	1.0–2.0	783	$1,502	$1.92	16d	25	1.21mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-21
   days on market $238,900 Active 20 DOM
2. 2026-06-18
   days on market $238,900 Active 17 DOM
3. 2026-06-17
   days on market $238,900 Active 16 DOM
4. 2026-06-16
   days on market $238,900 Active 15 DOM
5. 2026-06-15
   days on market $238,900 Active 14 DOM
6. 2026-06-14
   days on market $238,900 Active 12 DOM
7. 2026-06-13
   days on market $238,900 Active 11 DOM
8. 2026-06-10
   days on market $238,900 Active 9 DOM
9. 2026-06-09
   days on market $238,900 Active 8 DOM
10. 2026-06-08
    days on market $238,900 Active 7 DOM
11. 2026-06-07
    days on market $238,900 Active 6 DOM
12. 2026-06-03
    days on market $238,900 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $238,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,418
• − Mortgage interest: −$13,382
• − Property taxes: −$3,584
• − Insurance: −$1,194
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$528
• − Depreciation: −$6,950
• Taxable loss: −$7,647
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-1,584/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

1 event — show timeline

• 2026-06-01 Listed $238,900 Hive MLS