254 Sutton Ct · Burnettown, SC 29829

$344,900

4 bd · 2.0 ba · 2,110 sqft · SingleFamily public records · 22 Days on market

Built 2023 8,712 sqft lot Est $323k · 7% over $40/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 +15.9/30.0
• Appreciation +9.2/10.0
• DSCR +4.9/10.0
• ARV discount +4.4/15.0
• 1% rule +3.4/10.0
• 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

Enjoy this beautifully designed BANDON 3 in Gregg's Mill. A cozy front porch greets you with room for a bench or rocking chair. Inside is a centrally located great room with a wall of windows overlooking the back porch. The room also includes a gas fireplace and ceiling fan. The corner kitchen and dining area also offers an abundance natural light. There is fabulous counter space in the kitchen with the large center island. Other features include a double door pantry, custom cabinetry with granite counter tops, a gas range, microwave oven, dishwasher and disposal. Relax in the primary bedroom with its elegant trey ceiling and ceiling fan, generous sized walk in closet and spacious bath. The 6 foot garden tub is complimented by a double sink vanity, separate shower and a private water closet. The split floorplan is ideal for privacy. Bedroom 4 includes a large walk in closet. The garage entry into the home provides a bench and coat hooks and nearby is the laundry room. In the back you will find a covered back porch, patio, fence and a nice nature view. Refrigerator, washer and dryer included! Additional features include blinds throughout, gutters, a tankless water heater, radiant barrier roofing, a 2-10 Home Buyer Warranty, lawn sprinklers and more! The HOA includes access to the neighborhood resort-style pool and pavilion. Gregg's Mill is conveniently located between Aiken and Augusta and near to both I-20 and I-520. Enjoy nearby shopping, restaurants and the beautifully renovated Langley Pond Park. Come home to Gregg's Mill. 625-GM-0803-00

Key facts

• Open-concept design
• Screened back porch
• Front porch

Tags

• FRONT PORCH
• OPEN-CONCEPT DESIGN
• GREAT ROOM
• GAS FIREPLACE
• WALL OF WINDOWS
• SCREENED BACK PORCH

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $475 (approx. $39.58/month); Subdivision: Gregg's Mill At Horse Creek; Community pool

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Paved driveway
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: Single-family residence; One level; Residential zoning; Builder: Pierwood Construction Co
• Construction: Stone and vinyl siding exterior; Shingle/composition roof; Slab foundation; Home warranty included
• Exterior features: Screened porch; Porch; Patio; Fenced yard; Sprinklers front and rear; Level, landscaped lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Range; Microwave; Tankless water heater
• Bedrooms: Total of 10 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Carpet; See remarks (additional flooring details)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Ceiling fans; Natural gas heating
• Interior features: Ceiling fans; Walk-in closets; Kitchen island; Pantry; Eat-in kitchen; Insulated windows with window coverings; See remarks (additional interior details)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $166 ($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 $289k (16.3% below list).
• Recommended offer: $289k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Gloverville Elementary (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 318 students, 100% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 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 $31k 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 $97k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Recommended offer $288,577 (16.3% below list)

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. 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?
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: 0.84% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $322,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4893 Fairmont Dr	0.16mi	4/2.0	2,180 (+3%)	7mo	$330,000	$151	81
3109 Brevard Dr	0.33mi	4/2.5	2,246 (+6%)	1mo	$360,000	$160	71
350 Country Glen Ave	0.54mi	4/2.5	2,184 (+4%)	1mo	$275,000	$126	66
182 Sutton Ct	0.09mi	3/2.0 (-1)	1,862 (-12%)	8mo	$300,000	$161	64
3055 Brevard Dr	0.43mi	4/2.5	2,246 (+6%)	5mo	$320,000	$142	63
300 Country Glen Avenue Ave	0.49mi	3/3.0 (-1)	2,128 (+1%)	9mo	$325,000	$153	60
3245 Camden Way	0.62mi	4/2.5	2,200 (+4%)	5mo	$332,500	$151	58
658 Wickham Dr	0.73mi	3/2.0 (-1)	2,046 (-3%)	7mo	$327,900	$160	50
113 Mustang Dr	0.68mi	4/2.0	2,263 (+7%)	9mo	$300,000	$133	48
651 Broadsword Way	0.65mi	3/2.0 (-1)	1,946 (-8%)	6mo	$333,534	$171	47
651 Broadsword Way	0.64mi	3/2.0 (-1)	1,946 (-8%)	6mo	$333,534	$171	47
3145 Camden Way	0.69mi	3/2.5 (-1)	1,880 (-11%)	2mo	$265,000	$141	41

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: 22.4%
• Equity multiple: 2.67×
• Total profit: $160,931
• Equity at exit: $270,998

10-year hold

• IRR: 20.4%
• Equity multiple: 5.76×
• Total profit: $459,369
• Equity at exit: $546,714

Cash invested: $96,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,886 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$144
• HOA: −$40
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $166

Break-even live

Break-even rent $2,676

Max offer price $344,900

Occupancy floor 89%

Sensitivity live

Price	-10% $361	-5% $263	+0% $166	+5% $68	+10% $-30
Rent	-10% $-62	-5% $52	+0% $166	+5% $280	+10% $394
Rate	-1.0pp $339	-0.5pp $253	base $166	+0.5pp $76	+1.0pp $-15

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: $86,225
• Closing costs: $10,347
• 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	1.22mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	22d	1	1.40mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: watergaspool

Listing history 16 events

1. 2026-06-21
   days on market $344,900 Active 22 DOM
2. 2026-06-18
   days on market $344,900 Active 19 DOM
3. 2026-06-17
   days on market $344,900 Active 18 DOM
4. 2026-06-16
   days on market $344,900 Active 17 DOM
5. 2026-06-15
   days on market $344,900 Active 16 DOM
6. 2026-06-14
   days on market $344,900 Active 14 DOM
7. 2026-06-13
   days on market $344,900 Active 13 DOM
8. 2026-06-10
   days on market $344,900 Active 11 DOM
9. 2026-06-09
   days on market $344,900 Active 10 DOM
10. 2026-06-08
    days on market $344,900 Active 9 DOM
11. 2026-06-07
    days on market $344,900 Active 8 DOM
12. 2026-06-03
    days on market $344,900 Active 4 DOM
13. 2026-06-02
    days on market $344,900 Active 3 DOM
14. 2026-06-01
    days on market $344,900 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $344,900 Active 1 DOM

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,966 · $164/mo
• Expected delta: +$504/yr (+$42/mo · 34.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,629
• − Mortgage interest: −$19,320
• − Property taxes: −$1,462
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,770
• − Management: −$2,770
• − HOA: −$480
• − Depreciation: −$10,033
• Taxable loss: −$3,931
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $2,930/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

+5.8% since first listed

10 events — show timeline

• 2026-05-30 Listed $344,900 AMLS
• 2024-06-18 Sold (MLS) $328,900 AMLS
• 2024-05-13 Pending — AMLS
• 2024-05-03 Relisted — AMLS
• 2024-05-03 Price Changed $328,900 AMLS
• 2024-04-08 Pending — AMLS
• 2024-02-22 Relisted — AMLS
• 2023-08-25 Listed $328,900 Hive MLS
• 2023-08-25 Listed $328,900 Hive MLS
• 2023-08-25 Listed $325,900 AMLS

Property tax history

-68.6%/yr

Latest (2025): $1,462 · -68.6% YoY. Source: county tax records.