8298 Bannock Cir · Burnettown, SC 29829

$300,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 38 Days on market

Built 2023 6,534 sqft lot Est $322k · 7% under $44/mo HOA · 2% of rent

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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 +13.4/30.0
• ARV discount +10.6/15.0
• Appreciation +9.2/10.0
• DSCR +4.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

$7,000 Buyers Incentive! Welcome to Clearwater Preserve, a community Rooted in Nature! The Thornhill 4 designed by Bill Beazley Homes has it all! This 4 bedroom, 2 bathroom ranch home includes a beautiful kitchen that includes an island, granite countertops, tile backsplash, recessed lighting, dishwasher, stainless steel appliances and garbage disposal. The primary bedroom retreat boasts a large walk in closet and the bathroom has double vanities, garden tub and walk in shower. All bathrooms offer quartz countertops, LVT flooring and framed mirrors. Evacore waterproof click flooring will be in the foyer, kitchen, breakfast area, great room, laundry room and garage hallway. The home also includes 2 inch faux wood blinds on the front windows, a covered back porch and open patio, programmable sprinkler system, tankless gas water heater, Interlogix Smart Home/Security System, structured wiring using CAT6 and RG6 wiring and a programmable Z-Wave thermostat. Fully fenced in backyard! Convenient to downtown Augusta and Aiken! 625-CP-7009-01

Key facts

• Pickleball courts
• Covered patio
• Resort-style pool

Tags

• COVERED PATIO
• FULLY FENCED BACKYARD
• RESORT-STYLE POOL
• PICKLEBALL COURTS
• FIRE PIT GATHERING AREA

Property features AI

Finance

• HOA & community: Homeowners association (annual fee of $533; approximately $44.42/month); Community trails and sport court

Exterior

• Parking: Attached 2-car garage with garage door opener; Concrete driveway/parking
• Utilities: Public water; Public sewer; Utilities as noted in remarks
• Home design: Single-family residence; One story (entry level 1); See remarks for frontage type
• Construction: Stone and vinyl siding exterior; Composition roof; Slab foundation; Built with details noted in remarks
• Exterior features: Covered patio; Patio and rear porch; Privacy fencing (fenced); Sprinklers front and rear; Has a view; Community pool

Interior

• Kitchen: Range; Dishwasher; Microwave; Tankless water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Fireplace(s); Natural gas heating
• Interior features: Walk-in closets; Kitchen island; 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 $300k.

Deal economics

• At list price, monthly cash flow is $8 ($92/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 $235k (21.6% below list).
• Recommended offer: $235k (21.6% 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); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 299 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 34% 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 $27k of equity ($2k loan paydown + $25k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k 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 ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $235,260 (21.6% 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 22% 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: 0.78% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $322,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8404 Bannock Cir	0.07mi	4/2.0	1,796 (-0%)	2mo	$299,900	$167	95
3216 Banter Dr	0.17mi	4/3.0	1,800 (0%)	1mo	$329,900	$183	87
7343 Paisley Cir	0.17mi	4/3.0	1,800 (0%)	1mo	$349,900	$194	87
8386 Bannock Cir	0.07mi	3/2.0 (-1)	1,780 (-1%)	4mo	$299,900	$168	87
3162 Banter Dr	0.16mi	3/2.0 (-1)	1,766 (-2%)	1mo	$339,900	$192	83
7390 Paisley Cir	0.12mi	3/2.0 (-1)	1,902 (+6%)	4mo	$332,900	$175	77
3140 Banter Dr	0.16mi	3/2.0 (-1)	1,658 (-8%)	1mo	$329,900	$199	73
3193 Banter Dr	0.20mi	4/2.0	2,006 (+11%)	4mo	$361,900	$180	68
7400 Paisley Cir	0.12mi	3/2.0 (-1)	2,009 (+12%)	2mo	$335,155	$167	68
3251 Banter Dr	0.20mi	4/2.0	2,006 (+11%)	4mo	$359,900	$179	68
7288 Paisley Cir	0.22mi	4/2.0	2,046 (+14%)	2mo	$346,900	$170	65
7423 Paisley Cir	0.22mi	4/2.0	2,046 (+14%)	3mo	$349,900	$171	65

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: 20.9%
• Equity multiple: 2.56×
• Total profit: $131,304
• Equity at exit: $235,719

10-year hold

• IRR: 19.2%
• Equity multiple: 5.53×
• Total profit: $380,853
• Equity at exit: $475,542

Cash invested: $84,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$125
• HOA: −$44
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $8

Break-even live

Break-even rent $2,343

Max offer price $300,000

Occupancy floor 95%

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: $75,000
• Closing costs: $9,000
• 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	21d	1	1.43mi

HOA detail

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

Listing history 27 events

1. 2026-06-18
   days on market $300,000 Active 38 DOM
2. 2026-06-17
   days on market $300,000 Active 37 DOM
3. 2026-06-16
   days on market $300,000 Active 36 DOM
4. 2026-06-15
   days on market $300,000 Active 35 DOM
5. 2026-06-14
   days on market $300,000 Active 33 DOM
6. 2026-06-13
   days on market $300,000 Active 32 DOM
7. 2026-06-10
   days on market $300,000 Active 30 DOM
8. 2026-06-09
   days on market $300,000 Active 29 DOM
9. 2026-06-08
   days on market $300,000 Active 28 DOM
10. 2026-06-07
    days on market $300,000 Active 27 DOM
11. 2026-06-03
    days on market $300,000 Active 23 DOM
12. 2026-06-02
    days on market $300,000 Active 22 DOM
13. 2026-06-01
    days on market $300,000 Active 21 DOM
14. 2026-05-31
    days on market $300,000 Active 20 DOM
15. 2026-05-30
    days on market $300,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-28
    price $305,000
18. 2026-04-18
    listed $310,000 Active
19. 2026-04-18
    listed $305,000 Active
20. 2023-07-31
    soldstatus $292,900 1049-char remark

    Show marketing remark (1049 chars)

    $7,000 Buyers Incentive! Welcome to Clearwater Preserve, a community Rooted in Nature! The Thornhill 4 designed by Bill Beazley Homes has it all! This 4 bedroom, 2 bathroom ranch home includes a beautiful kitchen that includes an island, granite countertops, tile backsplash, recessed lighting, dishwasher, stainless steel appliances and garbage disposal. The primary bedroom retreat boasts a large walk in closet and the bathroom has double vanities, garden tub and walk in shower. All bathrooms offer quartz countertops, LVT flooring and framed mirrors. Evacore waterproof click flooring will be in the foyer, kitchen, breakfast area, great room, laundry room and garage hallway. The home also includes 2 inch faux wood blinds on the front windows, a covered back porch and open patio, programmable sprinkler system, tankless gas water heater, Interlogix Smart Home/Security System, structured wiring using CAT6 and RG6 wiring and a programmable Z-Wave thermostat. Fully fenced in backyard! Convenient to downtown Augusta and Aiken! 625-CP-7009-01

21. 2023-07-31
    soldstatus $292,900 Closed

    Show marketing remark (1049 chars)

    $7,000 Buyers Incentive! Welcome to Clearwater Preserve, a community Rooted in Nature! The Thornhill 4 designed by Bill Beazley Homes has it all! This 4 bedroom, 2 bathroom ranch home includes a beautiful kitchen that includes an island, granite countertops, tile backsplash, recessed lighting, dishwasher, stainless steel appliances and garbage disposal. The primary bedroom retreat boasts a large walk in closet and the bathroom has double vanities, garden tub and walk in shower. All bathrooms offer quartz countertops, LVT flooring and framed mirrors. Evacore waterproof click flooring will be in the foyer, kitchen, breakfast area, great room, laundry room and garage hallway. The home also includes 2 inch faux wood blinds on the front windows, a covered back porch and open patio, programmable sprinkler system, tankless gas water heater, Interlogix Smart Home/Security System, structured wiring using CAT6 and RG6 wiring and a programmable Z-Wave thermostat. Fully fenced in backyard! Convenient to downtown Augusta and Aiken! 625-CP-7009-01

22. 2023-07-31
    soldstatus $292,900

    Show marketing remark (1049 chars)

    $7,000 Buyers Incentive! Welcome to Clearwater Preserve, a community Rooted in Nature! The Thornhill 4 designed by Bill Beazley Homes has it all! This 4 bedroom, 2 bathroom ranch home includes a beautiful kitchen that includes an island, granite countertops, tile backsplash, recessed lighting, dishwasher, stainless steel appliances and garbage disposal. The primary bedroom retreat boasts a large walk in closet and the bathroom has double vanities, garden tub and walk in shower. All bathrooms offer quartz countertops, LVT flooring and framed mirrors. Evacore waterproof click flooring will be in the foyer, kitchen, breakfast area, great room, laundry room and garage hallway. The home also includes 2 inch faux wood blinds on the front windows, a covered back porch and open patio, programmable sprinkler system, tankless gas water heater, Interlogix Smart Home/Security System, structured wiring using CAT6 and RG6 wiring and a programmable Z-Wave thermostat. Fully fenced in backyard! Convenient to downtown Augusta and Aiken! 625-CP-7009-01

23. 2023-06-19
    status Pending
24. 2023-04-01
    price $292,900
25. 2022-12-30
    listed $292,900 1049-char remark

    Show marketing remark (1049 chars)

    $7,000 Buyers Incentive! Welcome to Clearwater Preserve, a community Rooted in Nature! The Thornhill 4 designed by Bill Beazley Homes has it all! This 4 bedroom, 2 bathroom ranch home includes a beautiful kitchen that includes an island, granite countertops, tile backsplash, recessed lighting, dishwasher, stainless steel appliances and garbage disposal. The primary bedroom retreat boasts a large walk in closet and the bathroom has double vanities, garden tub and walk in shower. All bathrooms offer quartz countertops, LVT flooring and framed mirrors. Evacore waterproof click flooring will be in the foyer, kitchen, breakfast area, great room, laundry room and garage hallway. The home also includes 2 inch faux wood blinds on the front windows, a covered back porch and open patio, programmable sprinkler system, tankless gas water heater, Interlogix Smart Home/Security System, structured wiring using CAT6 and RG6 wiring and a programmable Z-Wave thermostat. Fully fenced in backyard! Convenient to downtown Augusta and Aiken! 625-CP-7009-01

26. 2022-12-30
    listed $298,900 Active

    Show marketing remark (1049 chars)

    $7,000 Buyers Incentive! Welcome to Clearwater Preserve, a community Rooted in Nature! The Thornhill 4 designed by Bill Beazley Homes has it all! This 4 bedroom, 2 bathroom ranch home includes a beautiful kitchen that includes an island, granite countertops, tile backsplash, recessed lighting, dishwasher, stainless steel appliances and garbage disposal. The primary bedroom retreat boasts a large walk in closet and the bathroom has double vanities, garden tub and walk in shower. All bathrooms offer quartz countertops, LVT flooring and framed mirrors. Evacore waterproof click flooring will be in the foyer, kitchen, breakfast area, great room, laundry room and garage hallway. The home also includes 2 inch faux wood blinds on the front windows, a covered back porch and open patio, programmable sprinkler system, tankless gas water heater, Interlogix Smart Home/Security System, structured wiring using CAT6 and RG6 wiring and a programmable Z-Wave thermostat. Fully fenced in backyard! Convenient to downtown Augusta and Aiken! 625-CP-7009-01

27. 2022-12-30
    listed $292,900

    Show marketing remark (1049 chars)

    $7,000 Buyers Incentive! Welcome to Clearwater Preserve, a community Rooted in Nature! The Thornhill 4 designed by Bill Beazley Homes has it all! This 4 bedroom, 2 bathroom ranch home includes a beautiful kitchen that includes an island, granite countertops, tile backsplash, recessed lighting, dishwasher, stainless steel appliances and garbage disposal. The primary bedroom retreat boasts a large walk in closet and the bathroom has double vanities, garden tub and walk in shower. All bathrooms offer quartz countertops, LVT flooring and framed mirrors. Evacore waterproof click flooring will be in the foyer, kitchen, breakfast area, great room, laundry room and garage hallway. The home also includes 2 inch faux wood blinds on the front windows, a covered back porch and open patio, programmable sprinkler system, tankless gas water heater, Interlogix Smart Home/Security System, structured wiring using CAT6 and RG6 wiring and a programmable Z-Wave thermostat. Fully fenced in backyard! Convenient to downtown Augusta and Aiken! 625-CP-7009-01

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$406/yr (+$34/mo · 31.2%)

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

Taxation est. · year 1

• Rental income: $28,231
• − Mortgage interest: −$16,805
• − Property taxes: −$1,304
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − HOA: −$528
• − Depreciation: −$8,727
• Taxable loss: −$5,149
• Est. tax savings @ 24.0%: +$1,236
• After-tax cash flow: $1,328/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

+4.1% since first listed

12 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Price Changed $305,000 Hive MLS
• 2026-04-18 Listed $305,000 Hive MLS
• 2026-04-18 Listed $310,000 Hive MLS
• 2023-07-31 Sold (MLS) $292,900 Hive MLS
• 2023-07-31 Sold (MLS) $292,900 AMLS
• 2023-07-31 Sold (MLS) $292,900 Hive MLS
• 2023-06-19 Pending — AMLS
• 2023-04-01 Price Changed $292,900 AMLS
• 2022-12-30 Listed $292,900 Hive MLS
• 2022-12-30 Listed $298,900 AMLS
• 2022-12-30 Listed $292,900 Hive MLS

Property tax history

+32.4%/yr

Latest (2025): $1,304 · -0.8% YoY. Source: county tax records.