6371 Whirlaway Rd · Burnettown, SC 29829

$349,000

5 bd · 4.0 ba · 3,436 sqft · SingleFamily public records · 158 Days on market

Built 2022 0.25 ac lot Est $385k · 9% under $33/mo HOA · 1% 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 +13.9/30.0
• ARV discount +11.7/15.0
• Appreciation +9.2/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• 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

Summerville floor plan This large 5 bedroom floor plan begins with a dual garage. Room for 3 cars. The first bedroom and bath are located on the main floor along with stunning family room. The kitchen and breakfast area are sure to be the keystone of many happy memories. Upstairs your family has room to spread out into the primary suite plus three other bedrooms. A magnificent bonus or media room completes the upper floor, along with a convenient laundry room and two full bathrooms.

Key facts

• 0.25 acre lot
• 3 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $400; Community pool

Exterior

• Parking: 3-car garage; Other parking features
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-family residence; Two stories; Residential property
• Construction: Vinyl siding; Slab foundation; Other roof
• Exterior features: Patio; Fenced yard; Outbuilding; Landscaped grounds; Paved road access; No pool

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator; Tankless water heater
• Bedrooms: Total rooms: 11
• Flooring: Carpet
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Fireplace heating
• Interior features: Ceiling fans; Walk-in closets; Breakfast bar; Pantry; Window coverings; Gas fireplace (1)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $40 ($483/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 $315k (9.9% below list).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.

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); 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; 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 45% 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 $32k of equity ($2k loan paydown + $29k 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 $98k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $76k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $384,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 Blenheim Ct	0.26mi	4/3.0 (-1)	3,442 (+0%)	10mo	$384,900	$112	70
350 Midland Pines Dr	0.19mi	4/3.0 (-1)	3,442 (+0%)	18mo	$365,900	$106	66
3163 Blenheim Ct	0.29mi	5/3.5	3,175 (-8%)	7mo	$384,900	$121	66
321 Midland Pines Dr	0.23mi	4/3.0 (-1)	3,442 (+0%)	18mo	$367,750	$107	65
6296 Whirlaway Rd	0.14mi	5/2.5	3,187 (-7%)	13mo	$350,000	$110	64
431 Midland Pines Dr #06	0.13mi	5/3.5	3,190 (-7%)	21mo	$329,900	$103	62
3150 Blenheim Ct	0.30mi	4/3.5 (-1)	3,175 (-8%)	6mo	$371,215	$117	61
3099 Blenheim Ct	0.25mi	4/3.5 (-1)	3,190 (-7%)	10mo	$334,900	$105	61
3075 Blenheim Ct	0.23mi	4/3.5 (-1)	3,190 (-7%)	11mo	$381,805	$120	61
2038 Omaha Dr	0.12mi	4/3.5 (-1)	3,190 (-7%)	18mo	$355,900	$112	60
3124 Blenheim Ct	0.28mi	4/3.5 (-1)	3,175 (-8%)	8mo	$356,725	$112	60
1013 Bubbling Springs Dr	0.67mi	4/3.5 (-1)	3,017 (-12%)	16mo	$379,900	$126	28

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: 21.2%
• Equity multiple: 2.59×
• Total profit: $154,931
• Equity at exit: $274,219

10-year hold

• IRR: 19.5%
• Equity multiple: 5.59×
• Total profit: $448,281
• Equity at exit: $553,213

Cash invested: $97,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,146 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$33
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $40

Break-even live

Break-even rent $3,095

Max offer price $349,000

Occupancy floor 94%

Sensitivity live

Price	-10% $281	-5% $161	+0% $40	+5% $-80	+10% $-201
Rent	-10% $-208	-5% $-84	+0% $40	+5% $165	+10% $289
Rate	-1.0pp $216	-0.5pp $129	base $40	+0.5pp $-50	+1.0pp $-142

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: $87,250
• Closing costs: $10,470
• 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	15d	1	0.05mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	22d	1	0.30mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 26 events

1. 2026-06-21
   days on market $349,000 Active 158 DOM
2. 2026-06-18
   days on market $349,000 Active 155 DOM
3. 2026-06-17
   pricedays on market $349,000 Active 154 DOM
4. 2026-06-16
   days on market $374,000 Active 153 DOM
5. 2026-06-15
   days on market $374,000 Active 152 DOM
6. 2026-06-14
   days on market $374,000 Active 150 DOM
7. 2026-06-13
   days on market $374,000 Active 149 DOM
8. 2026-06-10
   days on market $374,000 Active 147 DOM
9. 2026-06-09
   days on market $374,000 Active 146 DOM
10. 2026-06-08
    days on market $374,000 Active 145 DOM
11. 2026-06-07
    days on market $374,000 Active 144 DOM
12. 2026-06-03
    days on market $374,000 Active 140 DOM
13. 2026-06-02
    days on market $374,000 Active 139 DOM
14. 2026-06-01
    days on market $374,000 Active 138 DOM
15. 2026-05-31
    days on market $374,000 Active 137 DOM
16. 2026-05-30
    days on market $374,000 Active 136 DOM
17. 2026-05-04
    price $384,000
18. 2026-03-26
    soldstatus $388,500
19. 2026-02-27
    price $399,900
20. 2026-01-14
    listed $424,900 Active
21. 2022-12-28
    soldstatus $383,650 487-char remark

    Show marketing remark (487 chars)

    Summerville floor plan This large 5 bedroom floor plan begins with a dual garage. Room for 3 cars. The first bedroom and bath are located on the main floor along with stunning family room. The kitchen and breakfast area are sure to be the keystone of many happy memories. Upstairs your family has room to spread out into the primary suite plus three other bedrooms. A magnificent bonus or media room completes the upper floor, along with a convenient laundry room and two full bathrooms.

22. 2022-12-28
    soldstatus $383,650 487-char remark

    Show marketing remark (487 chars)

    Summerville floor plan This large 5 bedroom floor plan begins with a dual garage. Room for 3 cars. The first bedroom and bath are located on the main floor along with stunning family room. The kitchen and breakfast area are sure to be the keystone of many happy memories. Upstairs your family has room to spread out into the primary suite plus three other bedrooms. A magnificent bonus or media room completes the upper floor, along with a convenient laundry room and two full bathrooms.

23. 2022-12-28
    soldstatus $383,650

    Show marketing remark (487 chars)

    Summerville floor plan This large 5 bedroom floor plan begins with a dual garage. Room for 3 cars. The first bedroom and bath are located on the main floor along with stunning family room. The kitchen and breakfast area are sure to be the keystone of many happy memories. Upstairs your family has room to spread out into the primary suite plus three other bedrooms. A magnificent bonus or media room completes the upper floor, along with a convenient laundry room and two full bathrooms.

24. 2022-11-11
    listed $384,650
25. 2022-08-19
    listed $384,650 487-char remark

    Show marketing remark (487 chars)

    Summerville floor plan This large 5 bedroom floor plan begins with a dual garage. Room for 3 cars. The first bedroom and bath are located on the main floor along with stunning family room. The kitchen and breakfast area are sure to be the keystone of many happy memories. Upstairs your family has room to spread out into the primary suite plus three other bedrooms. A magnificent bonus or media room completes the upper floor, along with a convenient laundry room and two full bathrooms.

26. 2022-08-19
    listed $384,650 487-char remark

    Show marketing remark (487 chars)

    Summerville floor plan This large 5 bedroom floor plan begins with a dual garage. Room for 3 cars. The first bedroom and bath are located on the main floor along with stunning family room. The kitchen and breakfast area are sure to be the keystone of many happy memories. Upstairs your family has room to spread out into the primary suite plus three other bedrooms. A magnificent bonus or media room completes the upper floor, along with a convenient laundry room and two full bathrooms.

ⓘ 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: $37,749
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,020
• − Management: −$3,020
• − HOA: −$396
• − Depreciation: −$10,153
• Taxable loss: −$5,369
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $1,772/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: 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

-0.2% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $384,000 AMLS
• 2026-03-26 Sold (Public Records) $388,500 Public Records
• 2026-02-27 Price Changed $399,900 AMLS
• 2026-01-14 Listed $424,900 AMLS
• 2022-12-28 Sold (MLS) $383,650 AMLS
• 2022-12-28 Sold (MLS) $383,650 Hive MLS
• 2022-12-28 Sold (MLS) $383,650 Hive MLS
• 2022-11-11 Listed $384,650 AMLS
• 2022-08-19 Listed $384,650 Hive MLS
• 2022-08-19 Listed $384,650 Hive MLS

Property tax history

-3.0%/yr

Latest (2025): $159 · -5.9% YoY. Source: county tax records.