8497 Bannock Cir · Burnettown, SC 29829

$279,900

3 bd · 2.0 ba · 1,501 sqft · SingleFamily · 25 Days on market

Built 2025 Good condition 9,583 sqft lot Est $296k · 5% under $44/mo HOA · 2% 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).

• ARV discount +9.9/15.0
• Appreciation +9.2/10.0
• Cash flow +7.6/30.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0

Listing remarks

Welcome to Clearwater Preserve, where comfort and natural beauty come together in perfect harmony. The Thornhill 6 plan offers a thoughtfully designed home featuring 3 bedrooms, 2 full baths, and a cozy, open living area--ideal for modern living. Step onto the inviting front porch and into the welcoming foyer, which leads to a spacious great room perfect for relaxing or entertaining. The open kitchen and dining area showcase granite countertops, a stylish tile backsplash, and cabinets with soft-close hardware. The space is complemented by stainless steel appliances, including an ENERGY STAR® dishwasher, smooth-top self-cleaning range, and a built-in microwave hood vented to the exterior

Key facts

• Spacious great room
• Inviting front porch
• Welcoming foyer

Tags

• INVITING FRONT PORCH
• WELCOMING FOYER
• SPACIOUS GREAT ROOM
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Subdivision: Clearwater Preserve
• HOA & community: Homeowners association with annual fee (paid annually); Association amenities include sport court; Community features: pool, sidewalks, street lights

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s); Security system (owned)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Entry level: 1; New construction
• Construction: Vinyl siding and fiber cement exterior; Composition roof; Slab foundation; Built as new construction
• Exterior features: Covered patio and porch; Patio; Porch; Fenced yard; Landscaped lot; Front and rear sprinklers; Paved road access; Has a view

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal; Tankless water heater
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas heating; Other heating
• Interior features: Walk-in closet(s); Pantry; Wired for data; Insulated windows; Smoke detector(s); Security system (owned)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (25.6% below list).
• Recommended offer: $208k (25.6% 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: Clearwater Elementary (math 42% / reading 47%, grade F, #226 of 597 statewide, top 40%, 370 students, 100% FRL); Langley-Bath-Clearwater Middle (math 25% / reading 35%, grade F, #136 of 229 statewide, top 60%, 634 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 87% FRL vs 54% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 298 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 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 $208,341 (25.6% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $295,697
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8088 Bannock Cir	0.05mi	3/2.0	1,501 (0%)	4mo	$280,900	$187	94
8549 Bannock Cir	0.03mi	3/2.0	1,501 (0%)	9mo	$287,850	$192	91
8439 Bannock Cir	0.05mi	3/2.0	1,501 (0%)	9mo	$279,250	$186	90
8148 Bannock Cir	0.11mi	3/2.0	1,501 (0%)	15mo	$273,900	$182	82
8468 Bannock Cir	0.04mi	3/2.0	1,358 (-10%)	1mo	$259,900	$191	81
3140 Banter Dr	0.04mi	3/2.0	1,658 (+10%)	1mo	$329,900	$199	80
8154 Bannock Cir	0.11mi	3/2.0	1,472 (-2%)	14mo	$259,900	$177	79
3094 Banter Dr	0.05mi	3/2.0	1,659 (+10%)	5mo	$329,900	$199	76
144 Williamson Dr	0.36mi	3/2.0	1,459 (-3%)	7mo	$300,000	$206	73
3169 Banter Dr	0.07mi	3/2.0	1,662 (+11%)	9mo	$350,600	$211	72
8371 Bannock Cir	0.08mi	3/2.0	1,284 (-14%)	2mo	$259,900	$202	70
8138 Bannock Cir	0.10mi	3/2.0	1,284 (-14%)	12mo	$252,900	$197	62

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: 17.0%
• Equity multiple: 2.29×
• Total profit: $101,030
• Equity at exit: $219,926

10-year hold

• IRR: 16.3%
• Equity multiple: 4.95×
• Total profit: $309,404
• Equity at exit: $443,680

Cash invested: $78,372 (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: 298
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$44
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-332

Break-even live

Break-even rent $2,504

Max offer price $231,797

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-236	+0% $-332	+5% $-429	+10% $-526
Rent	-10% $-497	-5% $-415	+0% $-332	+5% $-250	+10% $-168
Rate	-1.0pp $-191	-0.5pp $-261	base $-332	+0.5pp $-405	+1.0pp $-479

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8115 Bannock Cir Graniteville, SC	2.0	2.0	1237	$1,825	$1.48	25d	1	0.08mi
8121 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.09mi
8125 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.09mi
8131 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	25d	1	0.10mi
752 Calvin TER Belvedere, SC	2.0	1.0–2.0	783	$1,729	$2.21	15d	25	1.21mi
6279 Whirlaway Rd Graniteville, SC	3.0	2.0	1295	$1,900	$1.47	23d	1	1.41mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-08
   statusdays on market $279,900 Pending 25 DOM
2. 2026-06-03
   days on market $279,900 Active 23 DOM
3. 2026-06-02
   days on market $279,900 Active 22 DOM
4. 2026-06-01
   days on market $279,900 Active 21 DOM
5. 2026-05-31
   days on market $279,900 Active 20 DOM
6. 2026-05-30
   days on market $279,900 Active 19 DOM
7. 2026-02-02
   price $279,900
8. 2025-12-30
   status Active
9. 2025-12-16
   status Pending
10. 2025-12-16
    historical
11. 2025-10-31
    listed $280,900 Active
12. 2025-10-31
    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: $25,001
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$528
• − Depreciation: −$8,143
• Taxable loss: −$8,947
• Est. tax savings @ 24.0%: +$2,147
• After-tax cash flow: $-1,842/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 home is in excellent condition with no visible repairs needed. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

ⓘ 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

• Census place: Burnettown, SC
• 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

-0.4% since first listed

6 events — show timeline

• 2026-02-02 Price Changed $279,900 Hive MLS
• 2025-12-30 Relisted — Hive MLS
• 2025-12-16 Pending — Hive MLS
• 2025-12-16 Listing Removed — Hive MLS
• 2025-10-31 Listed $279,900 Hive MLS
• 2025-10-31 Listed $280,900 Hive MLS