8471 Bannock Cir · Burnettown, SC 29829

$299,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition 9,148 sqft lot Est $296k · at est. $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).

• Appreciation +9.2/10.0
• Cash flow +6.8/30.0
• ARV discount +6.8/15.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.0/10.0

Listing remarks

The Walker Plan by Crawford Construction is a 3-bedroom, 2-bathroom ranch-style home nestled in Clearwater Preserve neighborhood featuring a pool, pickleball courts, fire pit, nature trails, street lights, sidewalks, and pavilion, enhancing community living with recreational and outdoor amenities. This premium ranch home offers single-level convenience with upscale features like custom wood cabinets (soft-close doors/hardware), upgraded designer tile backsplash, undermounted stainless steel sink, high-end stainless-steel appliances, taller countertops (kitchen/primary bath), gas range, pot filler, and gas tankless water heater. Baths include standard-height vanities (secondary), ceramic til

Key facts

• Pickleball courts
• Community pool
• Street lights

Tags

• COMMUNITY POOL
• PICKLEBALL COURTS
• FIRE PIT
• NATURE TRAILS
• STREET LIGHTS
• SIDEWALKS

Property features AI

Finance

• HOA & community: Homeowners association; Annual association fee; Community pool; Sidewalks; Street lights; Trails and sport court

Exterior

• Parking: Attached garage; 2 garage spaces; 2 total parking spaces; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Utilities as noted in remarks
• Home design: Single family residence; One level; Entry level on main floor
• Construction: New construction; Stone, fiber cement and vinyl siding exterior; Composition roof; Slab foundation; Built recently
• Exterior features: Covered rear porch; Front porch; Fenced yard; Landscaped yard; Sprinklers in front and rear; Paved road access; Has view

Interior

• Kitchen: Range; Dishwasher; Disposal; Tankless water heater
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas heating; Fireplace with insert
• Interior features: Walk-in closets; Kitchen island; Pantry; Insulated windows; Smoke detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (30.5% below list).
• Recommended offer: $208k (30.5% 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); 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.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 299 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 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 $208,376 (30.5% 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 38 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $295,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8088 Bannock Cir	0.06mi	3/2.0	1,501 (+0%)	4mo	$280,900	$187	94
8439 Bannock Cir	0.03mi	3/2.0	1,501 (+0%)	9mo	$279,250	$186	91
8549 Bannock Cir	0.06mi	3/2.0	1,501 (+0%)	9mo	$287,850	$192	90
8148 Bannock Cir	0.10mi	3/2.0	1,501 (+0%)	15mo	$273,900	$182	82
8468 Bannock Cir	0.03mi	3/2.0	1,358 (-10%)	1mo	$259,900	$191	82
8154 Bannock Cir	0.11mi	3/2.0	1,472 (-2%)	14mo	$259,900	$177	80
3140 Banter Dr	0.05mi	3/2.0	1,658 (+10%)	1mo	$329,900	$199	79
3094 Banter Dr	0.05mi	3/2.0	1,659 (+11%)	5mo	$329,900	$199	76
144 Williamson Dr	0.38mi	3/2.0	1,459 (-3%)	7mo	$300,000	$206	72
8371 Bannock Cir	0.06mi	3/2.0	1,284 (-14%)	2mo	$259,900	$202	71
3169 Banter Dr	0.08mi	3/2.0	1,662 (+11%)	9mo	$350,600	$211	71
8138 Bannock Cir	0.09mi	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: 15.8%
• Equity multiple: 2.20×
• Total profit: $100,972
• Equity at exit: $235,640

10-year hold

• IRR: 15.4%
• Equity multiple: 4.76×
• Total profit: $315,794
• Equity at exit: $475,383

Cash invested: $83,972 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$44
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-470

Break-even live

Break-even rent $2,679

Max offer price $231,837

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: $74,975
• Closing costs: $8,997
• 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	23d	1	0.12mi
8121 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	23d	1	0.13mi
8125 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	23d	1	0.13mi
8131 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	23d	1	0.14mi
752 Calvin TER Belvedere, SC	2.0	1.0–2.0	783	$1,729	$2.21	14d	25	1.16mi
6279 Whirlaway Rd Graniteville, SC	3.0	2.0	1295	$1,900	$1.47	21d	1	1.44mi

HOA detail

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

Listing history 18 events

1. 2026-06-18
   days on market $299,900 Active 38 DOM
2. 2026-06-17
   days on market $299,900 Active 37 DOM
3. 2026-06-16
   days on market $299,900 Active 36 DOM
4. 2026-06-15
   days on market $299,900 Active 35 DOM
5. 2026-06-14
   days on market $299,900 Active 33 DOM
6. 2026-06-13
   days on market $299,900 Active 32 DOM
7. 2026-06-10
   days on market $299,900 Active 30 DOM
8. 2026-06-09
   days on market $299,900 Active 29 DOM
9. 2026-06-08
   days on market $299,900 Active 28 DOM
10. 2026-06-07
    days on market $299,900 Active 27 DOM
11. 2026-06-03
    days on market $299,900 Active 23 DOM
12. 2026-06-02
    days on market $299,900 Active 22 DOM
13. 2026-06-01
    days on market $299,900 Active 21 DOM
14. 2026-05-31
    days on market $299,900 Active 20 DOM
15. 2026-05-30
    days on market $299,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-01-20
    listed $299,900 Active
18. 2026-01-20
    listed $299,900 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: $25,005
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$528
• − Depreciation: −$8,724
• Taxable loss: −$11,045
• Est. tax savings @ 24.0%: +$2,651
• After-tax cash flow: $-2,994/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The landscaping and curb appeal are well-maintained. Painting the exterior and landscaping improvements would be the highest-ROI updates to increase its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-01-20 Listed $299,900 Hive MLS
• 2026-01-20 Listed $299,900 Hive MLS