The Sadler Plan · Burnettown, SC 29829

$278,900

3 bd · 2.5 ba · 2,110 sqft · SingleFamily · 378 Days on market

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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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Are you searching for the perfect home? Look no further than the Sadler Plan! This stunning two-story residence offers everything you've been dreaming of. Step inside from the front porch into a welcoming foyer that leads to an open layout, seamlessly connecting the living, dining, and kitchen areas-ideal for gatherings. The kitchen features a spacious island and pantry for all your cooking needs. Venture into the private quarters where the primary bedroom serves as a relaxing oasis with an en suite featuring a large shower, dual vanities, and a walk-in closet. Upstairs, you'll find two additional bedrooms and a shared full bathroom for family or guests. Experience the perfect blend of eleg

Key facts

• Spacious island
• Pantry
• Private quarters

Tags

• FRONT PORCH
• WELCOMING FOYER
• OPEN LAYOUT
• SPACIOUS ISLAND
• PANTRY
• PRIVATE QUARTERS

Property features AI

Finance

• Other: Living area approximately 2110
• Financial info: List price $276,900
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: The Sadler plan (new construction plan)
• Construction:
• Exterior features:

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling:
• Interior features: Open plan living areas
• Laundry & utility:

🏗️ New construction. The $278,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,850.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (22.4% below list).
• Recommended offer: $216k (22.4% 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: Jefferson Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 557 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; 1 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 31% 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 $26k of equity ($2k loan paydown + $24k 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 378 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,479 (22.4% 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 378 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 11.0

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
959 Tess St	0.52mi	3/2.5	2,110 (0%)	4mo	$285,900	$135	72
973 Tess St	0.51mi	4/2.5 (+1)	2,046 (-3%)	4mo	$285,900	$140	63
902 Tess St	0.57mi	4/2.5 (+1)	2,046 (-3%)	2mo	$275,900	$135	62
925 Tess St	0.55mi	4/2.5 (+1)	2,046 (-3%)	4mo	$286,900	$140	61
871 Tess St	0.59mi	4/2.5 (+1)	2,046 (-3%)	3mo	$275,900	$135	60
1515 Brookstone Dr	0.33mi	4/2.0 (+1)	1,905 (-10%)	5mo	$316,000	$166	58
1034 Tess St	0.51mi	3/2.5	1,890 (-10%)	4mo	$275,000	$146	55
870 Tess St	0.60mi	3/2.5	1,890 (-10%)	2mo	$292,295	$155	53
985 Tess St	0.49mi	4/3.5 (+1)	2,386 (+13%)	2mo	$284,900	$119	44
945 Tess St	0.53mi	4/3.5 (+1)	2,386 (+13%)	1mo	$279,900	$117	43
908 Tess St	0.56mi	4/3.5 (+1)	2,386 (+13%)	1mo	$289,900	$122	42
875 Tess St	0.58mi	4/3.5 (+1)	2,386 (+13%)	1mo	$316,805	$133	41

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: 17.9%
• Equity multiple: 2.35×
• Total profit: $107,883
• Equity at exit: $223,815

10-year hold

• IRR: 16.9%
• Equity multiple: 5.08×
• Total profit: $325,736
• Equity at exit: $451,527

Cash invested: $79,758 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,273/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-258

Break-even live

Break-even rent $2,492

Max offer price $247,466

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-160	+0% $-258	+5% $-357	+10% $-455
Rent	-10% $-429	-5% $-344	+0% $-258	+5% $-173	+10% $-87
Rate	-1.0pp $-115	-0.5pp $-186	base $-258	+0.5pp $-332	+1.0pp $-407

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: $71,212
• Closing costs: $8,546
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	23d	1	0.19mi

Listing history 16 events

1. 2026-06-21
   days on market $278,900 Active 378 DOM
2. 2026-06-18
   days on market $278,900 Active 375 DOM
3. 2026-06-17
   days on market $278,900 Active 374 DOM
4. 2026-06-16
   days on market $278,900 Active 373 DOM
5. 2026-06-15
   days on market $278,900 Active 372 DOM
6. 2026-06-14
   days on market $278,900 Active 370 DOM
7. 2026-06-13
   days on market $278,900 Active 369 DOM
8. 2026-06-10
   days on market $278,900 Active 367 DOM
9. 2026-06-09
   days on market $278,900 Active 366 DOM
10. 2026-06-08
    days on market $278,900 Active 365 DOM
11. 2026-06-07
    pricedays on market $278,900 Active 364 DOM
12. 2026-06-03
    days on market $276,900 Active 360 DOM
13. 2026-06-02
    days on market $276,900 Active 359 DOM
14. 2026-06-01
    days on market $276,900 Active 358 DOM
15. 2026-05-31
    days on market $276,900 Active 357 DOM
16. 2026-05-30
    days on market $276,900 Active 356 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,977
• − Mortgage interest: −$15,956
• − Property taxes: −$4,273
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$8,287
• Taxable loss: −$8,118
• Est. tax savings @ 24.0%: +$1,948
• After-tax cash flow: $-1,152/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.

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