1216 Bubbling Springs Dr · Burnettown, SC 29829

$288,500

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 38 Days on market

Built 2018 0.33 ac lot Est $265k · 9% over $10/mo HOA

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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).

• Cash flow +17.0/30.0
• Appreciation +9.2/10.0
• DSCR +5.3/10.0
• 1% rule +3.4/10.0
• ARV discount +3.4/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Custom Built

Key facts

• Open floor plan
• Large flat back yard
• 0.33 acre lot

Tags

• ROCKING CHAIR FRONT PORCH
• LARGE FLAT BACK YARD
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $242k (16.3% below list).
• Recommended offer: $242k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.5% in Burnettown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Byrd Elementary (math 28% / reading 36%, grade F, #369 of 597 statewide, top 64%, 657 students, 37% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools at 49% FRL track the district average.
• 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).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k 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 ($280k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $228k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,502 (16.3% 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 16% 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. 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: 0.84% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5125 Trickling Creek Dr	0.28mi	3/2.0	1,661 (-12%)	2mo	$289,000	$174	65
1034 Tess St	0.70mi	3/2.5	1,890 (0%)	4mo	$275,000	$146	62
1031 Tess St	0.68mi	3/2.5	1,890 (0%)	7mo	$279,900	$148	60
979 Tess St	0.73mi	3/2.5	1,890 (0%)	6mo	$259,900	$138	59
1515 Brookstone Dr	0.72mi	4/2.0 (+1)	1,905 (+1%)	5mo	$316,000	$166	56
6229 Whirlaway Rd	0.50mi	4/3.0 (+1)	2,025 (+7%)	7mo	$287,500	$142	50
973 Tess St	0.74mi	4/2.5 (+1)	2,046 (+8%)	4mo	$285,900	$140	41
995 Tess St	0.72mi	3/2.5	2,110 (+12%)	6mo	$259,900	$123	40
959 Tess St	0.75mi	3/2.5	2,110 (+12%)	4mo	$285,900	$135	40
976 Tess Street Ct	0.72mi	4/2.5 (+1)	2,046 (+8%)	8mo	$286,435	$140	39
1039 Tess St	0.67mi	4/2.5 (+1)	2,110 (+12%)	8mo	$290,870	$138	36
938 Tess St	0.74mi	4/2.5 (+1)	2,110 (+12%)	7mo	$291,065	$138	34

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: 23.0%
• Equity multiple: 2.71×
• Total profit: $138,095
• Equity at exit: $226,683

10-year hold

• IRR: 20.8%
• Equity multiple: 5.85×
• Total profit: $391,671
• Equity at exit: $457,313

Cash invested: $80,780 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,415 medium
• Mortgage (P&I): −$1,513
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$120
• HOA: −$10
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $194

Break-even live

Break-even rent $2,170

Max offer price $288,500

Occupancy floor 87%

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: $72,125
• Closing costs: $8,655
• 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	0.56mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.69mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 23 events

1. 2026-06-18
   days on market $288,500 Active 38 DOM
2. 2026-06-17
   days on market $288,500 Active 37 DOM
3. 2026-06-16
   days on market $288,500 Active 36 DOM
4. 2026-06-15
   days on market $288,500 Active 35 DOM
5. 2026-06-14
   days on market $288,500 Active 33 DOM
6. 2026-06-13
   days on market $288,500 Active 32 DOM
7. 2026-06-10
   days on market $288,500 Active 30 DOM
8. 2026-06-09
   days on market $288,500 Active 29 DOM
9. 2026-06-08
   days on market $288,500 Active 28 DOM
10. 2026-06-07
    days on market $288,500 Active 27 DOM
11. 2026-06-03
    days on market $288,500 Active 23 DOM
12. 2026-06-02
    days on market $288,500 Active 22 DOM
13. 2026-06-01
    days on market $288,500 Active 21 DOM
14. 2026-05-31
    days on market $288,500 Active 20 DOM
15. 2026-05-30
    days on market $288,500 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-02-17
    price $288,500
18. 2025-10-14
    listed $295,000 Active
19. 2025-10-14
    listed $288,500 Active
20. 2018-11-20
    soldstatus $227,890 12-char remark

    Show marketing remark (12 chars)

    Custom Built

21. 2018-11-20
    soldstatus $227,890

    Show marketing remark (12 chars)

    Custom Built

22. 2018-11-19
    listed $227,890 12-char remark

    Show marketing remark (12 chars)

    Custom Built

23. 2018-11-19
    listed $227,890

    Show marketing remark (12 chars)

    Custom Built

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$791/yr (+$66/mo · 92.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,980
• − Mortgage interest: −$16,160
• − Property taxes: −$853
• − Insurance: −$1,442
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$120
• − Depreciation: −$8,393
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $2,954/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: 12,385
• 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

+26.6% since first listed

8 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-17 Price Changed $288,500 Hive MLS
• 2025-10-14 Listed $288,500 Hive MLS
• 2025-10-14 Listed $295,000 Hive MLS
• 2018-11-20 Sold (MLS) $227,890 Hive MLS
• 2018-11-20 Sold (MLS) $227,890 Hive MLS
• 2018-11-19 Listed $227,890 Hive MLS
• 2018-11-19 Listed $227,890 Hive MLS

Property tax history

+34.2%/yr

Latest (2025): $853 · +0.0% YoY. Source: county tax records.