764 Tess St · Burnettown, SC 29829

$324,295

5 bd · 2.5 ba · 2,505 sqft · SingleFamily · 38 Days on market

Built 2026 Excellent condition 5,663 sqft lot Est $311k · at est. $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 +16.4/30.0
• Appreciation +9.2/10.0
• ARV discount +5.5/15.0
• DSCR +5.1/10.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to the Yarmouth in Clairbourne, Graniteville, SC-a spacious five-bedroom, two-and-a-half-bath home with 2,505 square feet of comfortable living. Designed with an open-concept layout, the kitchen, dining area, and family room flow seamlessly together, creating an inviting space for both everyday living and entertaining. The kitchen offers ample counter space and modern functionality, making meal prep and gatherings easy. The main living area provides plenty of room to relax or host guests. Upstairs, the primary suite serves as a private retreat with a large walk-in closet and an ensuite bath featuring dual sinks and a spacious shower. Enjoy outdoor living on the covered rear patio with additional extended patio space-ideal for relaxing or entertaining. Clairbourne offers the charm of a small-town setting with convenient access to nearby cities. Located just off Rt. 78, residents are a short drive from downtown Augusta, North Augusta, and Aiken. Community amenities include a swimming pool, cabana, and sidewalks throughout. This thoughtfully designed home combines space, comfort, and convenience in a well-located Graniteville community.

Key facts

• Open-concept kitchen
• Cabana
• Pool

Tags

• ON SITE AMENITIES
• POOL
• CABANA
• PLAYGROUND
• SIDEWALKS
• OPEN-CONCEPT KITCHEN

Property features AI

Finance

• Other: Subdivision: Clairbourne
• HOA & community: Homeowners association with annual fee of $400; Community pool; Playground; Sidewalks

Exterior

• Parking: Attached garage; Two garage spaces; Two total parking spaces; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two-story home; Entry level: 1; New construction; Has a view
• Construction: Concrete, vinyl siding, and frame construction; Composition roof; Slab foundation; Home warranty included
• Exterior features: Covered patio; Patio; Landscaped yard; Sprinklers in front; Sprinklers in rear; Paved road access

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave; Tankless water heater
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Entrance foyer; Kitchen island; Pantry; Eat-in kitchen; Wired for data; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $324k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $183 ($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 $311k (4.1% below list).
• Recommended offer: $311k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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 44% 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 $29k of equity ($2k loan paydown + $27k 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 $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k 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 ($315k) is reasonable based on typical stale-listing flexibility.
• 4 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 $311,080 (4.1% 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 4% 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: 0.96% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $310,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Tess St	0.12mi	4/2.5 (-1)	2,505 (0%)	1mo	$304,900	$122	89
893 Tess St	0.10mi	4/2.5 (-1)	2,505 (0%)	3mo	$320,750	$128	88
935 Tess St	0.13mi	4/2.5 (-1)	2,505 (0%)	2mo	$303,795	$121	87
926 Tess St	0.13mi	4/2.5 (-1)	2,505 (0%)	3mo	$310,000	$124	87
955 Tess St	0.15mi	4/2.5 (-1)	2,505 (0%)	2mo	$289,900	$116	86
875 Tess St	0.09mi	4/3.5 (-1)	2,386 (-5%)	1mo	$316,805	$133	78
908 Tess St	0.11mi	4/3.5 (-1)	2,386 (-5%)	1mo	$289,900	$122	77
945 Tess St	0.14mi	4/3.5 (-1)	2,386 (-5%)	1mo	$279,900	$117	76
985 Tess St	0.18mi	4/3.5 (-1)	2,386 (-5%)	2mo	$284,900	$119	73
6240 Whirlaway Rd	0.47mi	4/2.5 (-1)	2,431 (-3%)	2mo	$314,400	$129	67
350 Country Glen Ave	0.45mi	4/2.5 (-1)	2,184 (-13%)	1mo	$275,000	$126	52
3109 Brevard Dr	0.68mi	4/2.5 (-1)	2,246 (-10%)	1mo	$360,000	$160	45

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: 22.7%
• Equity multiple: 2.69×
• Total profit: $153,266
• Equity at exit: $254,808

10-year hold

• IRR: 20.6%
• Equity multiple: 5.81×
• Total profit: $436,638
• Equity at exit: $514,053

Cash invested: $90,803 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,111 medium
• Mortgage (P&I): −$1,701
• Tax est. 1.5%: −$405 /mo · $4,864/yr
• Insurance: −$135
• HOA: −$33
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $183

Break-even live

Break-even rent $2,879

Max offer price $324,295

Occupancy floor 89%

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: $81,074
• Closing costs: $9,729
• 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	13d	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 20 events

1. 2026-06-18
   days on market $324,295 Active 38 DOM
2. 2026-06-17
   days on market $324,295 Active 37 DOM
3. 2026-06-16
   days on market $324,295 Active 36 DOM
4. 2026-06-15
   days on market $324,295 Active 35 DOM
5. 2026-06-14
   days on market $324,295 Active 33 DOM
6. 2026-06-13
   days on market $324,295 Active 32 DOM
7. 2026-06-10
   days on market $324,295 Active 30 DOM
8. 2026-06-09
   days on market $324,295 Active 29 DOM
9. 2026-06-08
   days on market $324,295 Active 28 DOM
10. 2026-06-07
    pricedays on market $324,295 Active 27 DOM
11. 2026-06-03
    days on market $322,295 Active 23 DOM
12. 2026-06-02
    days on market $322,295 Active 22 DOM
13. 2026-06-01
    days on market $322,295 Active 21 DOM
14. 2026-05-31
    days on market $322,295 Active 20 DOM
15. 2026-05-30
    days on market $322,295 Active 19 DOM
16. 2026-05-16
    listed $322,295 Active 1159-char remark

    Show marketing remark (1159 chars)

    Welcome to the Yarmouth in Clairbourne, Graniteville, SC-a spacious five-bedroom, two-and-a-half-bath home with 2,505 square feet of comfortable living. Designed with an open-concept layout, the kitchen, dining area, and family room flow seamlessly together, creating an inviting space for both everyday living and entertaining. The kitchen offers ample counter space and modern functionality, making meal prep and gatherings easy. The main living area provides plenty of room to relax or host guests. Upstairs, the primary suite serves as a private retreat with a large walk-in closet and an ensuite bath featuring dual sinks and a spacious shower. Enjoy outdoor living on the covered rear patio with additional extended patio space-ideal for relaxing or entertaining. Clairbourne offers the charm of a small-town setting with convenient access to nearby cities. Located just off Rt. 78, residents are a short drive from downtown Augusta, North Augusta, and Aiken. Community amenities include a swimming pool, cabana, and sidewalks throughout. This thoughtfully designed home combines space, comfort, and convenience in a well-located Graniteville community.

17. 2026-05-11
    historical
18. 2026-04-30
    listed $322,295 Active
19. 2026-04-30
    listed $322,295 Active
20. 2026-04-30
    listed $322,295 Active

ⓘ 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: $37,330
• − Mortgage interest: −$18,166
• − Property taxes: −$4,864
• − Insurance: −$1,621
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − HOA: −$396
• − Depreciation: −$9,434
• Taxable loss: −$3,125
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $2,951/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

Excellent 100/100 None rehab

This home is move-in ready with excellent condition and modern amenities, ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ 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

5 events — show timeline

• 2026-05-16 Listed $322,295 Zillow
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Listed $322,295 Hive MLS
• 2026-04-30 Listed $322,295 AMLS
• 2026-04-30 Listed $322,295 Hive MLS