323 Country Glen Ave · Burnettown, SC 29829

$286,900

3 bd · 2.0 ba · 2,150 sqft · SingleFamily public records · 32 Days on market

Built 2006 0.28 ac lot Est $290k · at est. $11/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).

• Appreciation +9.2/10.0
• Cash flow +8.1/30.0
• ARV discount +8.0/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Welcome to this beautiful 4-bedroom, 2.5-bath home offering comfort, space, and a highly desirable layout. The main-level owner's suite provides a large walk-in closet. The home features a bright and functional floor plan, perfect for both everyday living and entertaining. Strep outside to enjoy a fully fenced backyard with a patio-ideal for relaxing evenings, pets, or hosting gatherings. Conveniently located with easy access to Aiken, North Augusta, and downtown Augus, you will enjoy the perfect balance of quiet living and nearby shopping, dining, and entertainment.

Key facts

• Easy access to aiken
• Large walk-in closet
• Patio

Tags

• MAIN-LEVEL OWNER'S SUITE
• LARGE WALK-IN CLOSET
• FULLY FENCED BACKYARD
• PATIO
• EASY ACCESS TO AIKEN
• EASY ACCESS TO NORTH AUGUSTA

Property features AI

Finance

• Other: Subdivision: Sudlow Trail; Directions provided by listing
• HOA & community: Homeowners association (annual fee of $135); Community street lights

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; 2 stories
• Construction: Brick construction; Slab foundation; Built on 2 stories
• Exterior features: Patio; Privacy fencing; Fenced yard; Landscaped yard; Front and rear sprinklers; Composition roof

Interior

• Kitchen: Refrigerator; Disposal; Dishwasher; Cooktop; Microwave; Gas water heater
• Bedrooms: Total rooms: 11
• Flooring: Carpet; Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Pantry; Eat-in kitchen; Insulated windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (24.8% below list).
• Recommended offer: $216k (24.8% 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; 1 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 31% 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.
• 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 32 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; major 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 $215,666 (24.8% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $290,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Country Glen Ave	0.05mi	4/2.5 (+1)	2,184 (+2%)	1mo	$275,000	$126	87
139 Midland Pines Dr	0.30mi	3/2.5	2,200 (+2%)	2mo	$315,000	$143	79
3109 Brevard Dr	0.29mi	4/2.5 (+1)	2,246 (+4%)	1mo	$360,000	$160	71
632 Tess St	0.39mi	3/2.5	2,356 (+10%)	4mo	$305,000	$129	61
3145 Camden Way	0.40mi	3/2.5	1,880 (-13%)	2mo	$265,000	$141	57
871 Tess St	0.58mi	4/2.5 (+1)	2,046 (-5%)	3mo	$275,900	$135	56
902 Tess St	0.60mi	4/2.5 (+1)	2,046 (-5%)	2mo	$275,900	$135	55
870 Tess St	0.58mi	3/2.5	1,890 (-12%)	2mo	$292,295	$155	49
875 Tess St	0.58mi	4/3.5 (+1)	2,386 (+11%)	1mo	$316,805	$133	43
908 Tess St	0.61mi	4/3.5 (+1)	2,386 (+11%)	1mo	$289,900	$122	42
945 Tess St	0.63mi	4/3.5 (+1)	2,386 (+11%)	1mo	$279,900	$117	40
985 Tess St	0.68mi	4/3.5 (+1)	2,386 (+11%)	2mo	$284,900	$119	37

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: 17.8%
• Equity multiple: 2.34×
• Total profit: $107,629
• Equity at exit: $225,426

10-year hold

• IRR: 16.8%
• Equity multiple: 5.06×
• Total profit: $325,852
• Equity at exit: $454,776

Cash invested: $80,332 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,505
• Tax from tax record: −$345 /mo · $4,140/yr
• Insurance: −$120
• HOA: −$11
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-276

Break-even live

Break-even rent $2,506

Max offer price $238,082

Occupancy floor —

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: $71,725
• Closing costs: $8,607
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.92mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 43 events

1. 2026-06-13
   statusdays on market $286,900 Pending 32 DOM
2. 2026-06-10
   days on market $286,900 Active 30 DOM
3. 2026-06-09
   days on market $286,900 Active 29 DOM
4. 2026-06-08
   days on market $286,900 Active 28 DOM
5. 2026-06-07
   days on market $286,900 Active 27 DOM
6. 2026-06-03
   days on market $286,900 Active 23 DOM
7. 2026-06-02
   days on market $286,900 Active 22 DOM
8. 2026-06-01
   days on market $286,900 Active 21 DOM
9. 2026-05-31
   days on market $286,900 Active 20 DOM
10. 2026-05-30
    days on market $286,900 Active 19 DOM
11. 2026-05-20
    price $286,900
12. 2026-05-11
    historical
13. 2026-03-21
    listed $289,900 Active
14. 2026-03-21
    listed $289,900 Active
15. 2026-03-08
    historical
16. 2026-03-08
    historical
17. 2026-01-30
    price $300,000
18. 2026-01-30
    price $300,000
19. 2025-11-04
    listed $305,000 Active
20. 2025-11-04
    listed $300,000
21. 2023-08-08
    soldstatus $260,000
22. 2023-08-04
    soldstatus $260,000
23. 2023-08-04
    soldstatus $260,000 Closed
24. 2023-08-04
    soldstatus $260,000
25. 2023-07-06
    status Pending
26. 2023-06-26
    price $272,000
27. 2023-05-12
    listed $272,000
28. 2023-05-12
    listed $272,000
29. 2023-05-10
    listed $275,000 Active
30. 2013-09-25
    soldstatus $144,000
31. 2013-09-18
    soldstatus $144,000
32. 2013-09-18
    soldstatus $144,000
33. 2013-09-18
    soldstatus $144,000
34. 2012-12-11
    listed $153,000
35. 2012-12-11
    listed $153,000
36. 2012-12-11
    listed $153,000
37. 2006-12-29
    soldstatus $174,900
38. 2006-12-29
    soldstatus $174,900
39. 2006-12-29
    soldstatus $174,900
40. 2006-08-04
    soldstatus $22,500
41. 2006-06-28
    listed $178,900
42. 2006-06-28
    listed $178,900
43. 2006-06-28
    listed $178,900

ⓘ 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: $4,140 · $345/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $25,880
• − Mortgage interest: −$16,071
• − Property taxes: −$4,140
• − Insurance: −$1,434
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$132
• − Depreciation: −$8,346
• Taxable loss: −$8,385
• Est. tax savings @ 24.0%: +$2,012
• After-tax cash flow: $-1,304/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

+60.4% since first listed

33 events — show timeline

• 2026-05-20 Price Changed $286,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-21 Listed $289,900 Hive MLS
• 2026-03-21 Listed $289,900 Hive MLS
• 2026-03-08 Listing Removed — Hive MLS
• 2026-03-08 Listing Removed — Hive MLS
• 2026-01-30 Price Changed $300,000 AMLS
• 2026-01-30 Price Changed $300,000 Hive MLS
• 2025-11-04 Listed $300,000 Hive MLS
• 2025-11-04 Listed $305,000 Hive MLS
• 2023-08-08 Sold (Public Records) $260,000 Public Records
• 2023-08-04 Sold (MLS) $260,000 Hive MLS
• 2023-08-04 Sold (MLS) $260,000 AMLS
• 2023-08-04 Sold (MLS) $260,000 Hive MLS
• 2023-07-06 Pending — AMLS
• 2023-06-26 Price Changed $272,000 AMLS
• 2023-05-12 Listed $272,000 Hive MLS
• 2023-05-12 Listed $272,000 Hive MLS
• 2023-05-10 Listed $275,000 AMLS
• 2013-09-25 Sold (Public Records) $144,000 Public Records
• 2013-09-18 Sold (MLS) $144,000 AMLS
• 2013-09-18 Sold (MLS) $144,000 Hive MLS
• 2013-09-18 Sold (MLS) $144,000 Hive MLS
• 2012-12-11 Listed $153,000 AMLS
• 2012-12-11 Listed $153,000 Hive MLS
• 2012-12-11 Listed $153,000 Hive MLS
• 2006-12-29 Sold (MLS) $174,900 AMLS
• 2006-12-29 Sold (MLS) $174,900 Hive MLS
• 2006-12-29 Sold (MLS) $174,900 Hive MLS
• 2006-08-04 Sold (Public Records) $22,500 Public Records
• 2006-06-28 Listed $178,900 AMLS
• 2006-06-28 Listed $178,900 Hive MLS
• 2006-06-28 Listed $178,900 Hive MLS

Property tax history

+15.1%/yr

Latest (2025): $4,140 · +8.2% YoY. Source: county tax records.