739 Tess St · Burnettown, SC 29829

$285,765

4 bd · 2.5 ba · 2,046 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition 5,609 sqft lot Est $288k · 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 +18.9/30.0
• Appreciation +9.2/10.0
• ARV discount +7.9/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Condition / age +4.2/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

* SPECIAL FINANCING * 10,000 in closing cost with the use of our preferred lender on contracts written by before July 23, 2026 and Close by August 23, 2026 Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home has many upgraded options including Oak staircase with open railings, Pendant Lighting, Granite Countertops, and Solid Wood Shaker Cabinets. The large kitchen island is ideal for entertaining, and the beautiful main-level owner's suite is your own personal paradise overlooking the covered porch. The two-story Foyer with hanging chandelier, opens to the upper-level loft perfect for relax

Key facts

• Large kitchen island
• Two-story foyer
• Oak staircase

Tags

• OAK STAIRCASE
• GRANITE COUNTERTOPS
• SOLID WOOD SHAKER CABINETS
• LARGE KITCHEN ISLAND
• MAIN-LEVEL OWNER'S SUITE
• TWO-STORY FOYER

Property features AI

Finance

• Other: Subdivision: Clairbourne
• HOA & community: Homeowners association with annual fee of $400 (about $33.33/month); Community pool; Street lights; Playground

Exterior

• Parking: Attached 2-car garage with garage door opener (2 total parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two stories; Entry level: 1; New construction
• Construction: Concrete, stone, vinyl siding and frame construction; Slab foundation; Composition roof; Built recently (new construction)
• Exterior features: Patio; Porch; Landscaped yard; Front and rear sprinklers; Paved road frontage; Has a view; Smoke detector(s)

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Walk-in closet(s); Kitchen island; Pantry; Eat-in kitchen; Wired for data; Insulated windows; Tankless water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $286k).
• Cap rate 7.5% vs local median 5.5% in Burnettown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 41% 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 $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 $80k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $285,765

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $288,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 Tess St	0.10mi	4/2.5	2,046 (0%)	3mo	$275,900	$135	93
902 Tess St	0.13mi	4/2.5	2,046 (0%)	2mo	$275,900	$135	92
925 Tess St	0.15mi	4/2.5	2,046 (0%)	4mo	$286,900	$140	90
973 Tess St	0.19mi	4/2.5	2,046 (0%)	4mo	$285,900	$140	88
959 Tess St	0.18mi	3/2.5 (-1)	2,110 (+3%)	4mo	$285,900	$135	78
870 Tess St	0.11mi	3/2.5 (-1)	1,890 (-8%)	2mo	$292,295	$155	76
1034 Tess St	0.20mi	3/2.5 (-1)	1,890 (-8%)	4mo	$275,000	$146	70
350 Country Glen Ave	0.42mi	4/2.5	2,184 (+7%)	1mo	$275,000	$126	68
139 Midland Pines Dr	0.36mi	3/2.5 (-1)	2,200 (+8%)	2mo	$315,000	$143	64
3109 Brevard Dr	0.64mi	4/2.5	2,246 (+10%)	1mo	$360,000	$160	53
462 Country Glen Ave	0.47mi	3/2.0 (-1)	1,765 (-14%)	0mo	$277,500	$157	48
3145 Camden Way	0.69mi	3/2.5 (-1)	1,880 (-8%)	2mo	$265,000	$141	48

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: 24.2%
• Equity multiple: 2.79×
• Total profit: $143,408
• Equity at exit: $224,534

10-year hold

• IRR: 21.8%
• Equity multiple: 6.03×
• Total profit: $402,800
• Equity at exit: $452,977

Cash invested: $80,014 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,912 medium
• Mortgage (P&I): −$1,499
• Tax est. 1.5%: −$357 /mo · $4,286/yr
• Insurance: −$119
• HOA: −$33
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $293

Break-even live

Break-even rent $2,542

Max offer price $285,765

Occupancy floor 85%

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: $71,441
• Closing costs: $8,573
• 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

Listing history 6 events

1. 2026-06-18
   days on market $285,765 Active 6 DOM
2. 2026-06-17
   days on market $285,765 Active 5 DOM
3. 2026-06-16
   days on market $285,765 Active 4 DOM
4. 2026-06-15
   days on market $285,765 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $285,765 Active 1 DOM

ⓘ 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: $34,945
• − Mortgage interest: −$16,007
• − Property taxes: −$4,286
• − Insurance: −$1,429
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$396
• − Depreciation: −$8,313
• Taxable loss: −$1,078
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $3,771/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 85/100 None rehab

This well-maintained single-family home with a modern kitchen and spacious living areas is ready for immediate occupancy. Potential buyers and renters can appreciate the home's curb appeal and interior aesthetics, with minor updates like painting and landscaping improvements that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers and renters. ↑

ⓘ 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

1 event — show timeline

• 2026-06-12 Listed $285,765 Hive MLS