807 Tess St · Burnettown, SC 29829

$328,695

4 bd · 3.5 ba · 2,386 sqft · SingleFamily · 7 Days on market

Built 2026 Good condition 5,227 sqft lot Est $301k · 9% over $33/mo HOA · 1% 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).

• Cash flow +13.2/30.0
• Appreciation +9.2/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• ARV discount +3.3/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

* SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026. Welcome to Clairbourne Neighborhood in Graniteville South Carolina. Clairbourne has on-site amenities with pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within 15-minute commute. We are located close to Savannah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Reginal, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. The SUMMERTON--If open concept main floor is on your list of must-haves, The Summerton could be the one! Your stunning family room spills right into the kitchen, making it the true heart of your home. A unique curved island with large sink makes it easy to prepare your favorite meals while keeping an eye on the happenings in the family room and breakfast area. Your kitchen includes quartz countertops, pendant lights, wood shaker soft close cabinets, and picket tile backsplash. adding style and character. The primary bedroom on the main level is convenient and cozy, with a warm and inviting bathroom with garden tub and separate shower. Upstairs opens to the large loft, 3 bedrooms, 2 full bathrooms and a convenient laundry room. One of the bedrooms has a full bathroom en-suite, perfect for your guests. The covered patio adds more entertaining space outdoors. The Summerton is a complete house, designed to be your safe and welcoming home. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite I26

Key facts

• Cabana
• Pool
• On-site amenities

Tags

• CLAIRBOURNE NEIGHBORHOOD
• ON-SITE AMENITIES
• POOL
• CABANA
• PLAYGROUND
• SIDEWALKS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (11.4% below list).
• Recommended offer: $291k (11.4% 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: Jefferson Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 557 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.
• 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 42% 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 $30k of equity ($2k loan paydown + $28k 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 $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $291,315 (11.4% 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: 0.89% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $300,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
875 Tess St	0.06mi	4/3.5	2,386 (0%)	1mo	$316,805	$133	96
908 Tess St	0.09mi	4/3.5	2,386 (0%)	1mo	$289,900	$122	95
945 Tess St	0.11mi	4/3.5	2,386 (0%)	1mo	$279,900	$117	94
985 Tess St	0.15mi	4/3.5	2,386 (0%)	2mo	$284,900	$119	91
915 Tess St	0.08mi	4/2.5	2,505 (+5%)	1mo	$304,900	$122	83
935 Tess St	0.10mi	4/2.5	2,505 (+5%)	2mo	$303,795	$121	81
955 Tess St	0.12mi	4/2.5	2,505 (+5%)	2mo	$289,900	$116	80
6240 Whirlaway Rd	0.45mi	4/2.5	2,431 (+2%)	2mo	$314,400	$129	71
902 Tess St	0.08mi	4/2.5	2,046 (-14%)	2mo	$275,900	$135	67
350 Country Glen Ave	0.47mi	4/2.5	2,184 (-8%)	1mo	$275,000	$126	59
139 Midland Pines Dr	0.41mi	3/2.5 (-1)	2,200 (-8%)	2mo	$315,000	$143	58
3109 Brevard Dr	0.68mi	4/2.5	2,246 (-6%)	1mo	$360,000	$160	53

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: 20.8%
• Equity multiple: 2.56×
• Total profit: $143,301
• Equity at exit: $258,265

10-year hold

• IRR: 19.1%
• Equity multiple: 5.53×
• Total profit: $416,555
• Equity at exit: $521,027

Cash invested: $92,035 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,913 medium
• Mortgage (P&I): −$1,724
• Tax est. 1.5%: −$411 /mo · $4,930/yr
• Insurance: −$137
• HOA: −$33
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-3

Break-even live

Break-even rent $2,917

Max offer price $328,239

Occupancy floor 95%

Sensitivity live

Price	-10% $224	-5% $110	+0% $-3	+5% $-117	+10% $-230
Rent	-10% $-233	-5% $-118	+0% $-3	+5% $112	+10% $227
Rate	-1.0pp $162	-0.5pp $80	base $-3	+0.5pp $-88	+1.0pp $-175

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: $82,174
• Closing costs: $9,861
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6370 Whirlaway Rd Graniteville, SC	5.0	3.0	2830	$2,755	$0.97	14d	1	0.24mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.43mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-18
   status Pending

   Show marketing remark (1933 chars)

   * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026. Welcome to Clairbourne Neighborhood in Graniteville South Carolina. Clairbourne has on-site amenities with pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within 15-minute commute. We are located close to Savannah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Reginal, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. The SUMMERTON--If open concept main floor is on your list of must-haves, The Summerton could be the one! Your stunning family room spills right into the kitchen, making it the true heart of your home. A unique curved island with large sink makes it easy to prepare your favorite meals while keeping an eye on the happenings in the family room and breakfast area. Your kitchen includes quartz countertops, pendant lights, wood shaker soft close cabinets, and picket tile backsplash. adding style and character. The primary bedroom on the main level is convenient and cozy, with a warm and inviting bathroom with garden tub and separate shower. Upstairs opens to the large loft, 3 bedrooms, 2 full bathrooms and a convenient laundry room. One of the bedrooms has a full bathroom en-suite, perfect for your guests. The covered patio adds more entertaining space outdoors. The Summerton is a complete house, designed to be your safe and welcoming home. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite I26

2. 2026-05-18
   status Pending 1933-char remark

   Show marketing remark (1933 chars)

   * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026. Welcome to Clairbourne Neighborhood in Graniteville South Carolina. Clairbourne has on-site amenities with pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within 15-minute commute. We are located close to Savannah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Reginal, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. The SUMMERTON--If open concept main floor is on your list of must-haves, The Summerton could be the one! Your stunning family room spills right into the kitchen, making it the true heart of your home. A unique curved island with large sink makes it easy to prepare your favorite meals while keeping an eye on the happenings in the family room and breakfast area. Your kitchen includes quartz countertops, pendant lights, wood shaker soft close cabinets, and picket tile backsplash. adding style and character. The primary bedroom on the main level is convenient and cozy, with a warm and inviting bathroom with garden tub and separate shower. Upstairs opens to the large loft, 3 bedrooms, 2 full bathrooms and a convenient laundry room. One of the bedrooms has a full bathroom en-suite, perfect for your guests. The covered patio adds more entertaining space outdoors. The Summerton is a complete house, designed to be your safe and welcoming home. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite I26

3. 2026-05-11
   historical
4. 2026-03-19
   listed $328,695 Active

   Show marketing remark (1933 chars)

   * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026. Welcome to Clairbourne Neighborhood in Graniteville South Carolina. Clairbourne has on-site amenities with pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within 15-minute commute. We are located close to Savannah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Reginal, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. The SUMMERTON--If open concept main floor is on your list of must-haves, The Summerton could be the one! Your stunning family room spills right into the kitchen, making it the true heart of your home. A unique curved island with large sink makes it easy to prepare your favorite meals while keeping an eye on the happenings in the family room and breakfast area. Your kitchen includes quartz countertops, pendant lights, wood shaker soft close cabinets, and picket tile backsplash. adding style and character. The primary bedroom on the main level is convenient and cozy, with a warm and inviting bathroom with garden tub and separate shower. Upstairs opens to the large loft, 3 bedrooms, 2 full bathrooms and a convenient laundry room. One of the bedrooms has a full bathroom en-suite, perfect for your guests. The covered patio adds more entertaining space outdoors. The Summerton is a complete house, designed to be your safe and welcoming home. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite I26

5. 2026-03-19
   listed $328,695 Active 1933-char remark

   Show marketing remark (1933 chars)

   * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026. Welcome to Clairbourne Neighborhood in Graniteville South Carolina. Clairbourne has on-site amenities with pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within 15-minute commute. We are located close to Savannah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Reginal, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. The SUMMERTON--If open concept main floor is on your list of must-haves, The Summerton could be the one! Your stunning family room spills right into the kitchen, making it the true heart of your home. A unique curved island with large sink makes it easy to prepare your favorite meals while keeping an eye on the happenings in the family room and breakfast area. Your kitchen includes quartz countertops, pendant lights, wood shaker soft close cabinets, and picket tile backsplash. adding style and character. The primary bedroom on the main level is convenient and cozy, with a warm and inviting bathroom with garden tub and separate shower. Upstairs opens to the large loft, 3 bedrooms, 2 full bathrooms and a convenient laundry room. One of the bedrooms has a full bathroom en-suite, perfect for your guests. The covered patio adds more entertaining space outdoors. The Summerton is a complete house, designed to be your safe and welcoming home. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite I26

6. 2026-03-19
   listed $328,695 Active

   Show marketing remark (1933 chars)

   * SPECIAL FINANCING * 4.75 % Forward Commitment Program fixed rate with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by July 23, 2026. Welcome to Clairbourne Neighborhood in Graniteville South Carolina. Clairbourne has on-site amenities with pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within 15-minute commute. We are located close to Savannah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Reginal, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. The SUMMERTON--If open concept main floor is on your list of must-haves, The Summerton could be the one! Your stunning family room spills right into the kitchen, making it the true heart of your home. A unique curved island with large sink makes it easy to prepare your favorite meals while keeping an eye on the happenings in the family room and breakfast area. Your kitchen includes quartz countertops, pendant lights, wood shaker soft close cabinets, and picket tile backsplash. adding style and character. The primary bedroom on the main level is convenient and cozy, with a warm and inviting bathroom with garden tub and separate shower. Upstairs opens to the large loft, 3 bedrooms, 2 full bathrooms and a convenient laundry room. One of the bedrooms has a full bathroom en-suite, perfect for your guests. The covered patio adds more entertaining space outdoors. The Summerton is a complete house, designed to be your safe and welcoming home. Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * Homesite I26

ⓘ 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: $34,958
• − Mortgage interest: −$18,412
• − Property taxes: −$4,930
• − Insurance: −$1,643
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$396
• − Depreciation: −$9,562
• Taxable loss: −$5,579
• Est. tax savings @ 24.0%: +$1,339
• After-tax cash flow: $1,301/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and a well-maintained exterior. Minor touch-ups and cleaning would enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

6 events — show timeline

• 2026-05-18 Pending — Hive MLS
• 2026-05-18 Pending — AMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-19 Listed $328,695 Hive MLS
• 2026-03-19 Listed $328,695 AMLS
• 2026-03-19 Listed $328,695 Hive MLS