820 Tess Dr · Burnettown, SC 29829

$279,900

4 bd · 2.5 ba · 2,046 sqft · SingleFamily · 28 Days on market

Built 2026 Good condition 5,227 sqft lot $33/mo HOA · 1% of rent ↓ 5% since listing

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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 +18.0/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

* SPECIAL FINANCING * Rates as low as 4.75% with up to 6,000 towards closing cost with the use of our preferred lender and closed by 06/29/2026. See Sales Manager for details. 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 lo

Key facts

• Large kitchen island
• Oak staircase
• Pendant lighting

Tags

• OAK STAIRCASE
• PENDANT LIGHTING
• GRANITE COUNTERTOPS
• SOLID WOOD SHAKER CABINETS
• LARGE KITCHEN ISLAND
• MAIN-LEVEL OWNER'S SUITE

🏗️ New construction. The $279,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,578.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools D-, amenities F, commute F.
• 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.
• 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 42% 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 $27k of equity ($2k loan paydown + $25k 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 $82k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 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 $275,701 (1.5% 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. 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: 1.00% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $292,578
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Tess St	0.06mi	4/2.5	2,046 (0%)	2mo	$275,900	$135	96
871 Tess St	0.05mi	4/2.5	2,046 (0%)	3mo	$275,900	$135	96
925 Tess St	0.08mi	4/2.5	2,046 (0%)	4mo	$286,900	$140	93
973 Tess St	0.12mi	4/2.5	2,046 (0%)	4mo	$285,900	$140	91
959 Tess St	0.12mi	3/2.5 (-1)	2,110 (+3%)	4mo	$285,900	$135	81
870 Tess St	0.03mi	3/2.5 (-1)	1,890 (-8%)	2mo	$292,295	$155	79
1034 Tess St	0.13mi	3/2.5 (-1)	1,890 (-8%)	4mo	$275,000	$146	73
1515 Brookstone Dr	0.31mi	4/2.0	1,905 (-7%)	5mo	$316,000	$166	68
350 Country Glen Ave	0.49mi	4/2.5	2,184 (+7%)	1mo	$275,000	$126	65
139 Midland Pines Dr	0.41mi	3/2.5 (-1)	2,200 (+8%)	2mo	$315,000	$143	62
3109 Brevard Dr	0.71mi	4/2.5	2,246 (+10%)	1mo	$360,000	$160	50
462 Country Glen Ave	0.54mi	3/2.0 (-1)	1,765 (-14%)	0mo	$277,500	$157	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: 23.6%
• Equity multiple: 2.76×
• Total profit: $143,844
• Equity at exit: $229,887

10-year hold

• IRR: 21.4%
• Equity multiple: 5.96×
• Total profit: $405,961
• Equity at exit: $463,777

Cash invested: $81,922 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,921 medium
• Mortgage (P&I): −$1,534
• Tax est. 1.5%: −$366 /mo · $4,389/yr
• Insurance: −$122
• HOA: −$33
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $253

Break-even live

Break-even rent $2,601

Max offer price $292,578

Occupancy floor 86%

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: $73,144
• Closing costs: $8,777
• 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	0.18mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.39mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 15 events

1. 2026-06-09
   status $279,900 Pending 28 DOM
2. 2026-06-08
   days on market $279,900 Active 28 DOM
3. 2026-06-07
   days on market $279,900 Active 27 DOM
4. 2026-06-03
   days on market $279,900 Active 23 DOM
5. 2026-06-02
   days on market $279,900 Active 22 DOM
6. 2026-06-01
   days on market $279,900 Active 21 DOM
7. 2026-05-31
   days on market $279,900 Active 20 DOM
8. 2026-05-30
   statusdays on marketlisting id $279,900 Active 19 DOM
9. 2026-05-11
   status Pending
10. 2026-05-11
    historical
11. 2026-05-01
    price $279,900
12. 2026-04-29
    price $279,900
13. 2026-03-11
    listed $296,130 Active
14. 2026-03-11
    listed $296,130 Active
15. 2026-03-11
    listed $279,900 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: $35,055
• − Mortgage interest: −$16,389
• − Property taxes: −$4,389
• − Insurance: −$1,463
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − HOA: −$396
• − Depreciation: −$8,511
• Taxable loss: −$1,702
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $3,442/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 80/100 None rehab

This well-maintained single-family home with four bedrooms and two bathrooms is in excellent condition and ready for immediate occupancy. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Upgrading appliances can attract more buyers.
• Resale Bathroom fixtures — Upgrading fixtures can attract more buyers.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and attracts renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Upgrading appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Upgrading fixtures can attract more buyers. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and attracts 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

-5.5% since first listed

7 events — show timeline

• 2026-05-11 Pending — AMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-01 Price Changed $279,900 Hive MLS
• 2026-04-29 Price Changed $279,900 AMLS
• 2026-03-11 Listed $279,900 Hive MLS
• 2026-03-11 Listed $296,130 Hive MLS
• 2026-03-11 Listed $296,130 AMLS