767 Tess Dr · Burnettown, SC 29829

$290,640

4 bd · 2.5 ba · 4,092 sqft · SingleFamily · 40 Days on market

Built 2026 Excellent condition 5,662 sqft lot $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 +12.6/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

* New Construction Start * Walk into the Cade and arrive at your dream home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home has many comfortable options including our Tailored Design Collection with Quartz Countertops, and Solid Wood Shaker Cabinets. This large kitchen island is ideal for entertaining and family gathers, and the beautiful main-level owner's suite is your own personal paradise overlooking the covered patio. The two-story Foyer opens to the upper-level loft perfect for relaxing or enjoying your favorite hobby. Three large secondary bedrooms are waiting for everyone to unwind and relax. Imagine all the warm co

Key facts

• Large kitchen island
• Quartz countertops
• Two-story foyer

Tags

• QUARTZ COUNTERTOPS
• SOLID WOOD SHAKER CABINETS
• LARGE KITCHEN ISLAND
• MAIN-LEVEL OWNER'S SUITE
• COVERED PATIO
• TWO-STORY FOYER

Property features AI

Finance

• HOA & community: Homeowners association with $400 annual fee; Community pool

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Underground utilities; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-family residence; New construction; Two levels; Builder: Stanley Martin Homes LLC
• Construction: Frame construction with vinyl siding; Composition roof; Slab foundation; Home warranty included
• Exterior features: Front and rear sprinklers; Level, landscaped lot; Concrete/paved road access; Porch; Patio; In-ground private pool with cabana, fenced; Outdoor pool (community access noted)

Interior

• Kitchen: Dishwasher; Range; Disposal
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric, zoned); Forced air heating (electric and natural gas, zoned)
• Interior features: Walk-in closets; Kitchen island; Eat-in kitchen; Pantry; High speed internet; Insulated windows; Tankless water heater; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $291k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (12.6% below list).
• Recommended offer: $254k (12.6% 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: 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 36% 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.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,951 (12.6% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.53×
• Total profit: $124,639
• Equity at exit: $228,364

10-year hold

• IRR: 18.9%
• Equity multiple: 5.47×
• Total profit: $363,862
• Equity at exit: $460,705

Cash invested: $81,379 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,540 medium
• Mortgage (P&I): −$1,524
• Tax est. 1.5%: −$363 /mo · $4,360/yr
• Insurance: −$121
• HOA: −$33
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-35

Break-even live

Break-even rent $2,584

Max offer price $285,527

Occupancy floor 96%

Sensitivity live

Price	-10% $166	-5% $65	+0% $-35	+5% $-136	+10% $-236
Rent	-10% $-236	-5% $-136	+0% $-35	+5% $65	+10% $165
Rate	-1.0pp $111	-0.5pp $39	base $-35	+0.5pp $-111	+1.0pp $-187

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: $72,660
• Closing costs: $8,719
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6370 Whirlaway Rd Graniteville, SC	5.0	3.0	2830	$2,755	$0.97	15d	1	0.24mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 17 events

1. 2026-06-21
   days on market $290,640 Active 40 DOM
2. 2026-06-18
   days on market $290,640 Active 37 DOM
3. 2026-06-17
   days on market $290,640 Active 36 DOM
4. 2026-06-16
   days on market $290,640 Active 35 DOM
5. 2026-06-15
   days on market $290,640 Active 34 DOM
6. 2026-06-14
   days on market $290,640 Active 32 DOM
7. 2026-06-13
   days on market $290,640 Active 31 DOM
8. 2026-06-10
   days on market $290,640 Active 29 DOM
9. 2026-06-09
   days on market $290,640 Active 28 DOM
10. 2026-06-08
    days on market $290,640 Active 27 DOM
11. 2026-06-07
    days on market $290,640 Active 26 DOM
12. 2026-06-03
    days on market $290,640 Active 22 DOM
13. 2026-06-02
    days on market $290,640 Active 21 DOM
14. 2026-06-01
    days on market $290,640 Active 20 DOM
15. 2026-05-31
    days on market $290,640 Active 19 DOM
16. 2026-05-30
    days on market $290,640 Active 18 DOM
17. 2026-05-12
    listed $290,640 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: $30,474
• − Mortgage interest: −$16,280
• − Property taxes: −$4,360
• − Insurance: −$1,453
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$396
• − Depreciation: −$8,455
• Taxable loss: −$5,346
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $859/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 · 6 photos

Excellent 95/100 None rehab

This new construction home is in excellent condition with a modern design and high-end finishes. It is move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can enhance the kitchen's functionality and appeal to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can enhance the kitchen's functionality and appeal to potential buyers/tenants. ↑

ⓘ 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

1 event — show timeline

• 2026-05-12 Listed $290,640 AMLS