8509 Bannock Cir · Burnettown, SC 29829

$298,900

3 bd · 2.0 ba · 1,717 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition 6,970 sqft lot Est $321k · 7% 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 +10.6/15.0
• Appreciation +9.2/10.0
• Cash flow +6.8/30.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.0/10.0

Listing remarks

The Innsbrook plan delivers a bright, open layout ideal for both everyday living and entertaining. A covered front porch welcomes you inside, while the covered back porch and extended patio provide the perfect setting for relaxing or hosting guests outdoors. The kitchen is appointed with granite countertops, and the bathrooms feature elegant quartz countertops for a polished finish throughout the home. A tankless gas water heater adds efficiency and convenience to this thoughtfully crafted design. Located in Clearwater Preserve, residents enjoy a community lifestyle enhanced by a pool, pavilion, nature trails, pickleball courts, underground utilities, and sidewalks. With quality constructio

Key facts

• Covered front porch
• Quartz countertops
• Extended patio

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• EXTENDED PATIO
• GRANITE COUNTERTOPS
• QUARTZ COUNTERTOPS
• TANKLESS GAS WATER HEATER

Property features AI

Finance

• Other: Subdivision: Clearwater Preserve
• HOA & community: Homeowners association with annual fee ($533/year; approx. $44.42/month); Community trails; Community sport court; Sidewalks and street lights

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; Cable available
• Home design: Single-family residence; One level; Entry on level 1; New construction
• Construction: Stone and vinyl siding exterior; Composition roof; Slab foundation; See remarks regarding construction materials; Built as new construction
• Exterior features: Covered patio and porch; Patio; Porch; Fenced yard; Landscaped yard; Front and rear sprinklers; Paved road access; Has view; Smoke detector(s)

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave
• 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); Kitchen island; Pantry; Wired for data; 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 $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (30.3% below list).
• Recommended offer: $208k (30.3% 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 ~$43k 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 ($290k) 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 $208,341 (30.3% 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 30% 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: 0.70% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.65%
• DSCR: 0.70
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $321,079
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3162 Banter Dr	0.04mi	3/2.0	1,766 (+3%)	1mo	$339,900	$192	93
3140 Banter Dr	0.04mi	3/2.0	1,658 (-3%)	1mo	$329,900	$199	91
3094 Banter Dr	0.06mi	3/2.0	1,659 (-3%)	5mo	$329,900	$199	88
8386 Bannock Cir	0.07mi	3/2.0	1,780 (+4%)	4mo	$299,900	$168	87
8404 Bannock Cir	0.06mi	4/2.0 (+1)	1,796 (+5%)	2mo	$299,900	$167	83
8391 Bannock Cir	0.07mi	3/2.5	1,800 (+5%)	7mo	$309,900	$172	81
3216 Banter Dr	0.04mi	4/3.0 (+1)	1,800 (+5%)	1mo	$329,900	$183	80
8088 Bannock Cir	0.04mi	3/2.0	1,501 (-13%)	4mo	$280,900	$187	74
7343 Paisley Cir	0.24mi	4/3.0 (+1)	1,800 (+5%)	1mo	$349,900	$194	70
7308 Paisley Cir	0.28mi	4/2.0 (+1)	1,796 (+5%)	5mo	$322,900	$180	70
7390 Paisley Cir	0.21mi	3/2.0	1,902 (+11%)	4mo	$332,900	$175	69
144 Williamson Dr	0.35mi	3/2.0	1,459 (-15%)	7mo	$300,000	$206	53

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: 15.9%
• Equity multiple: 2.21×
• Total profit: $100,958
• Equity at exit: $234,854

10-year hold

• IRR: 15.4%
• Equity multiple: 4.77×
• Total profit: $315,439
• Equity at exit: $473,798

Cash invested: $83,692 (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: $2,083 high
• Mortgage (P&I): −$1,567
• Tax est. 1.5%: −$374 /mo · $4,484/yr
• Insurance: −$125
• HOA: −$44
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-464

Break-even live

Break-even rent $2,670

Max offer price $231,797

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: $74,725
• Closing costs: $8,967
• 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	0.08mi
8121 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	23d	1	0.09mi
8125 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	23d	1	0.09mi
8131 Bannock Cir Graniteville, SC	2.0	2.0	1213	$1,795	$1.48	23d	1	0.10mi
752 Calvin TER Belvedere, SC	2.0	1.0–2.0	783	$1,729	$2.21	14d	25	1.21mi
6279 Whirlaway Rd Graniteville, SC	3.0	2.0	1295	$1,900	$1.47	21d	1	1.41mi

HOA detail

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

Listing history 18 events

1. 2026-06-18
   days on market $298,900 Active 38 DOM
2. 2026-06-17
   days on market $298,900 Active 37 DOM
3. 2026-06-16
   days on market $298,900 Active 36 DOM
4. 2026-06-15
   days on market $298,900 Active 35 DOM
5. 2026-06-14
   days on market $298,900 Active 33 DOM
6. 2026-06-13
   days on market $298,900 Active 32 DOM
7. 2026-06-10
   days on market $298,900 Active 30 DOM
8. 2026-06-09
   days on market $298,900 Active 29 DOM
9. 2026-06-08
   days on market $298,900 Active 28 DOM
10. 2026-06-07
    days on market $298,900 Active 27 DOM
11. 2026-06-03
    days on market $298,900 Active 23 DOM
12. 2026-06-02
    days on market $298,900 Active 22 DOM
13. 2026-06-01
    days on market $298,900 Active 21 DOM
14. 2026-05-31
    days on market $298,900 Active 20 DOM
15. 2026-05-30
    days on market $298,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-05-01
    listed $298,900 Active
18. 2026-05-01
    listed $298,900 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: −$16,743
• − Property taxes: −$4,484
• − Insurance: −$1,494
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$528
• − Depreciation: −$8,695
• Taxable loss: −$10,944
• Est. tax savings @ 24.0%: +$2,626
• After-tax cash flow: $-2,938/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 75/100 Cosmetic rehab

This home is in good condition with a bright, open layout ideal for everyday living and entertaining. It offers a covered front porch and extended patio, making it perfect for both indoor and outdoor living. The home is located in a community setting with a community lifestyle, and it has good curb appeal with well-maintained landscaping and siding.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace front porch railings — Weathered railings can detract from the home's curb appeal and safety
• Both Upgrade landscaping — Fresh landscaping can improve curb appeal and add value
• Both Install smart home features — Smart home features can increase both resale and rental value by enhancing convenience and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace front porch railings — Weathered railings can detract from the home's curb appeal and safety ↑
• Both Upgrade landscaping — Fresh landscaping can improve curb appeal and add value ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by enhancing convenience and appeal ↑

ⓘ 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
• 2026-05-01 Listed $298,900 Hive MLS
• 2026-05-01 Listed $298,900 Hive MLS