816 Tess St · Burnettown, SC 29829

$300,900

4 bd · 2.5 ba · 2,110 sqft · SingleFamily · 38 Days on market

Built 2026 Excellent condition 5,227 sqft lot Est $285k · 6% over $33/mo HOA · 1% of rent

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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 +16.8/30.0
• Appreciation +9.2/10.0
• DSCR +5.2/10.0
• ARV discount +5.0/15.0
• Condition / age +5.0/5.0
• 1% rule +4.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to The Sadler, a thoughtfully designed two-story single-family home located in the Clairbourne neighborhood of Graniteville, SC. This community offers convenient access to downtown areas and major commuter routes, blending everyday convenience with small-town charm. Inside, a welcoming foyer leads to an open-concept layout that connects the living, dining, and kitchen areas, creating a functional space for daily living and gatherings. The kitchen features a spacious island and pantry, offering ample storage and work space. Just off the family room, covered and open patios extend the living area outdoors. The main-level primary bedroom serves as a private retreat, complete with an en suite bath featuring dual vanities, a large shower, and a walk-in closet. Upstairs, three additional bedrooms and a shared full bath provide flexible space for family members, guests, or home office needs. With 2,110 square feet of living space, a two-car garage, and a desirable lot, The Sadler offers a balance of comfort, function, and style. Photos are from a similar home. Contact us today to learn more about this home.

Key facts

• Cabana
• Pool
• On site amenities

Tags

• ON SITE AMENITIES
• POOL
• CABANA
• PLAYGROUND
• SIDEWALKS
• EASY ACCESS TO AUGUSTA

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $400 (about $33.33/month); Community pool; Playground; Street lights

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two-story home; Entry level: 1
• Construction: Stone and vinyl siding with frame construction; Composition roof; Slab foundation; New construction
• Exterior features: Covered patio; Rear porch; Landscaped yard; Front and rear sprinklers; Paved road access; Has view

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave; Tankless water heater
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Forced air heating; Natural gas; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Eat-in kitchen; Wired for data; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $301k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $195 ($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 $292k (2.9% below list).
• Recommended offer: $292k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Jefferson Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 557 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.
• 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 ($292k) is reasonable based on typical stale-listing flexibility.
• 4 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 $291,873 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 0.97% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $284,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Tess St	0.07mi	4/2.5	2,046 (-3%)	2mo	$275,900	$135	90
871 Tess St	0.05mi	4/2.5	2,046 (-3%)	3mo	$275,900	$135	90
870 Tess St	0.04mi	3/2.5 (-1)	1,890 (-10%)	2mo	$292,295	$155	74
875 Tess St	0.06mi	4/3.5	2,386 (+13%)	1mo	$316,805	$133	71
350 Country Glen Ave	0.49mi	4/2.5	2,184 (+4%)	1mo	$275,000	$126	71
908 Tess St	0.08mi	4/3.5	2,386 (+13%)	1mo	$289,900	$122	70
945 Tess St	0.11mi	4/3.5	2,386 (+13%)	1mo	$279,900	$117	68
139 Midland Pines Dr	0.41mi	3/2.5 (-1)	2,200 (+4%)	2mo	$315,000	$143	68
985 Tess St	0.14mi	4/3.5	2,386 (+13%)	2mo	$284,900	$119	66
632 Tess St	0.18mi	3/2.5 (-1)	2,356 (+12%)	4mo	$305,000	$129	64
3109 Brevard Dr	0.71mi	4/2.5	2,246 (+6%)	1mo	$360,000	$160	56
3145 Camden Way	0.74mi	3/2.5 (-1)	1,880 (-11%)	2mo	$265,000	$141	40

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: 22.9%
• Equity multiple: 2.71×
• Total profit: $143,812
• Equity at exit: $236,426

10-year hold

• IRR: 20.8%
• Equity multiple: 5.85×
• Total profit: $408,604
• Equity at exit: $476,968

Cash invested: $84,252 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,921 medium
• Mortgage (P&I): −$1,578
• Tax est. 1.5%: −$376 /mo · $4,514/yr
• Insurance: −$125
• HOA: −$33
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $195

Break-even live

Break-even rent $2,674

Max offer price $300,900

Occupancy floor 88%

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: $75,225
• Closing costs: $9,027
• 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	14d	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 22 events

1. 2026-06-18
   days on market $300,900 Active 38 DOM
2. 2026-06-17
   days on market $300,900 Active 37 DOM
3. 2026-06-16
   days on market $300,900 Active 36 DOM
4. 2026-06-15
   days on market $300,900 Active 35 DOM
5. 2026-06-14
   days on market $300,900 Active 33 DOM
6. 2026-06-13
   days on market $300,900 Active 32 DOM
7. 2026-06-10
   days on market $300,900 Active 30 DOM
8. 2026-06-09
   days on market $300,900 Active 29 DOM
9. 2026-06-08
   days on market $300,900 Active 28 DOM
10. 2026-06-07
    pricedays on market $300,900 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. 2026-04-25
    listed $300,395 Active 1125-char remark

    Show marketing remark (1125 chars)

    Welcome to The Sadler, a thoughtfully designed two-story single-family home located in the Clairbourne neighborhood of Graniteville, SC. This community offers convenient access to downtown areas and major commuter routes, blending everyday convenience with small-town charm. Inside, a welcoming foyer leads to an open-concept layout that connects the living, dining, and kitchen areas, creating a functional space for daily living and gatherings. The kitchen features a spacious island and pantry, offering ample storage and work space. Just off the family room, covered and open patios extend the living area outdoors. The main-level primary bedroom serves as a private retreat, complete with an en suite bath featuring dual vanities, a large shower, and a walk-in closet. Upstairs, three additional bedrooms and a shared full bath provide flexible space for family members, guests, or home office needs. With 2,110 square feet of living space, a two-car garage, and a desirable lot, The Sadler offers a balance of comfort, function, and style. Photos are from a similar home. Contact us today to learn more about this home.

18. 2026-04-09
    price $298,900
19. 2026-04-09
    price $298,900
20. 2026-03-11
    listed $302,410 Active
21. 2026-03-11
    listed $302,410 Active
22. 2026-03-11
    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: $35,055
• − Mortgage interest: −$16,855
• − Property taxes: −$4,514
• − Insurance: −$1,504
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − HOA: −$396
• − Depreciation: −$8,753
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $2,962/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 · 4 photos

Excellent 100/100 None rehab

This move-in-ready home in the Clairbourne neighborhood offers a spacious and well-maintained living environment with modern amenities and a prime location.

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
• Both New flooring in bathrooms — Modernizes spaces and improves functionality
• Both New kitchen appliances — Modernizes kitchen and improves functionality

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 ↑
• Both New flooring in bathrooms — Modernizes spaces and improves functionality ↑
• Both New kitchen appliances — Modernizes kitchen and improves functionality ↑

ⓘ 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

-0.7% since first listed

7 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-25 Listed $300,395 Zillow
• 2026-04-09 Price Changed $298,900 Hive MLS
• 2026-04-09 Price Changed $298,900 AMLS
• 2026-03-11 Listed $298,900 Hive MLS
• 2026-03-11 Listed $302,410 AMLS
• 2026-03-11 Listed $302,410 Hive MLS