827 Justify Loop · Burnettown, SC 29829

$274,900

4 bd · 2.5 ba · 1,995 sqft · SingleFamily public records · 19 Days on market

Built 2024 Good condition 5,227 sqft lot Est $275k · at est. $25/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 +17.2/30.0
• Appreciation +9.2/10.0
• ARV discount +7.6/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home features an upper-level loft perfect for relaxing or enjoying your favorite hobby. The beautiful main-level owner's suite is your own personal paradise overlooking a covered porch. Imagine all the warm cozy nights and cool peaceful mornings! And because a retreat shouldn't involve too much work, your laundry room is conveniently located on the main level to make chores that much easier. The Cade is a place to call your own, to find peace and your well-deserved retreat. * Photos are of a similar home This home features a covered porch, open concept main level, and main level primary suite Call to learn about closing cost incentives and Hometown Hero incentives! Lot #B80 is under construction

Key facts

• In-ground pool
• Versatile loft area
• Covered back porch

Tags

• MAIN-LEVEL OWNER'S SUITE
• COVERED BACK PORCH
• VERSATILE LOFT AREA
• MAIN-LEVEL LAUNDRY ROOM
• OPEN-CONCEPT LAYOUT
• IN-GROUND POOL

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($297); Community pool

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Two levels; Residential property
• Construction: Stone and vinyl siding exterior; Composition roof; Slab foundation; Home warranty included
• Exterior features: Front and rear sprinklers; Porch; Patio; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: Total rooms: 9
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Kitchen island; Pantry; High speed internet; Insulated windows; Tankless water heater
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k. Condition is rated good.

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 $269k (2.2% below list).
• Recommended offer: $269k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.5% in Burnettown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools D-, amenities F, commute F.
• 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.
• 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 38% 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 $25k of equity ($2k loan paydown + $23k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $268,769 (2.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $275,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
973 Tess St	0.25mi	4/2.5	2,046 (+3%)	4mo	$285,900	$140	80
902 Tess St	0.30mi	4/2.5	2,046 (+3%)	2mo	$275,900	$135	80
1515 Brookstone Dr	0.15mi	4/2.0	1,905 (-4%)	5mo	$316,000	$166	80
925 Tess St	0.29mi	4/2.5	2,046 (+3%)	4mo	$286,900	$140	79
871 Tess St	0.33mi	4/2.5	2,046 (+3%)	3mo	$275,900	$135	78
1034 Tess St	0.24mi	3/2.5 (-1)	1,890 (-5%)	4mo	$275,000	$146	72
790 Count Fleet Ct	0.22mi	3/2.5 (-1)	1,890 (-5%)	6mo	$259,900	$138	71
979 Tess St	0.24mi	3/2.5 (-1)	1,890 (-5%)	6mo	$259,900	$138	70
995 Tess St	0.23mi	3/2.5 (-1)	2,110 (+6%)	6mo	$259,900	$123	70
959 Tess St	0.26mi	3/2.5 (-1)	2,110 (+6%)	4mo	$285,900	$135	70
870 Tess St	0.33mi	3/2.5 (-1)	1,890 (-5%)	2mo	$292,295	$155	69
804 Justify Loop	0.05mi	3/2.5 (-1)	2,273 (+14%)	6mo	$280,000	$123	64

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: 23.1%
• Equity multiple: 2.72×
• Total profit: $132,469
• Equity at exit: $215,997

10-year hold

• IRR: 21.0%
• Equity multiple: 5.88×
• Total profit: $375,634
• Equity at exit: $435,755

Cash invested: $76,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$347 /mo · $4,160/yr
• Insurance: −$115
• HOA: −$25
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $195

Break-even live

Break-even rent $2,440

Max offer price $274,900

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6279 Whirlaway Rd Graniteville, SC	3.0	2.0	1295	$1,900	$1.47	21d	1	0.08mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	21d	1	0.09mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 28 events

1. 2026-06-18
   days on market $274,900 Active 19 DOM
2. 2026-06-17
   days on market $274,900 Active 18 DOM
3. 2026-06-16
   days on market $274,900 Active 17 DOM
4. 2026-06-15
   days on market $274,900 Active 16 DOM
5. 2026-06-14
   days on market $274,900 Active 14 DOM
6. 2026-06-13
   days on market $274,900 Active 13 DOM
7. 2026-06-10
   days on market $274,900 Active 11 DOM
8. 2026-06-09
   days on market $274,900 Active 10 DOM
9. 2026-06-09
   price $274,900 Active 9 DOM
10. 2026-06-08
    days on market $279,900 Active 9 DOM
11. 2026-06-07
    days on market $279,900 Active 8 DOM
12. 2026-06-03
    days on market $279,900 Active 4 DOM
13. 2026-06-02
    days on market $279,900 Active 3 DOM
14. 2026-06-01
    days on market $279,900 Active 2 DOM
15. 2026-05-31
    days on marketlisting id $279,900 Active 1 DOM
16. 2026-05-30
    days on market $279,900 Active 23 DOM
17. 2026-05-07
    listed $279,900 Active
18. 2025-03-05
    historical $2,150
19. 2025-02-09
    listed $2,150
20. 2024-07-04
    historical $1,995
21. 2024-06-14
    price $1,995
22. 2024-05-24
    price $2,100
23. 2024-04-29
    price $2,200
24. 2024-04-07
    listed $2,295
25. 2024-03-27
    soldstatus $253,200 859-char remark

    Show marketing remark (859 chars)

    Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home features an upper-level loft perfect for relaxing or enjoying your favorite hobby. The beautiful main-level owner's suite is your own personal paradise overlooking a covered porch. Imagine all the warm cozy nights and cool peaceful mornings! And because a retreat shouldn't involve too much work, your laundry room is conveniently located on the main level to make chores that much easier. The Cade is a place to call your own, to find peace and your well-deserved retreat. * Photos are of a similar home This home features a covered porch, open concept main level, and main level primary suite Call to learn about closing cost incentives and Hometown Hero incentives! Lot #B80 is under construction

26. 2024-03-27
    soldstatus $253,200 859-char remark

    Show marketing remark (859 chars)

    Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home features an upper-level loft perfect for relaxing or enjoying your favorite hobby. The beautiful main-level owner's suite is your own personal paradise overlooking a covered porch. Imagine all the warm cozy nights and cool peaceful mornings! And because a retreat shouldn't involve too much work, your laundry room is conveniently located on the main level to make chores that much easier. The Cade is a place to call your own, to find peace and your well-deserved retreat. * Photos are of a similar home This home features a covered porch, open concept main level, and main level primary suite Call to learn about closing cost incentives and Hometown Hero incentives! Lot #B80 is under construction

27. 2023-11-29
    listed $253,200 859-char remark

    Show marketing remark (859 chars)

    Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home features an upper-level loft perfect for relaxing or enjoying your favorite hobby. The beautiful main-level owner's suite is your own personal paradise overlooking a covered porch. Imagine all the warm cozy nights and cool peaceful mornings! And because a retreat shouldn't involve too much work, your laundry room is conveniently located on the main level to make chores that much easier. The Cade is a place to call your own, to find peace and your well-deserved retreat. * Photos are of a similar home This home features a covered porch, open concept main level, and main level primary suite Call to learn about closing cost incentives and Hometown Hero incentives! Lot #B80 is under construction

28. 2023-11-29
    listed $253,200 859-char remark

    Show marketing remark (859 chars)

    Walk into the Cade and arrive at home. It's designed to be a retreat away from the busyness of the world. This charming four-bedroom, single-family home features an upper-level loft perfect for relaxing or enjoying your favorite hobby. The beautiful main-level owner's suite is your own personal paradise overlooking a covered porch. Imagine all the warm cozy nights and cool peaceful mornings! And because a retreat shouldn't involve too much work, your laundry room is conveniently located on the main level to make chores that much easier. The Cade is a place to call your own, to find peace and your well-deserved retreat. * Photos are of a similar home This home features a covered porch, open concept main level, and main level primary suite Call to learn about closing cost incentives and Hometown Hero incentives! Lot #B80 is under construction

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $4,160 · $347/mo
• Projected year-2 tax: $4,160 · $347/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $32,252
• − Mortgage interest: −$15,399
• − Property taxes: −$4,160
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$300
• − Depreciation: −$7,997
• Taxable loss: −$2,138
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $2,859/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home in the desirable Clairbourne community offers a good condition with minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both install new carpet in bedrooms — improves comfort and appearance
• Both install smart home devices — enhances convenience and energy efficiency
• Resale upgrade kitchen appliances — attracts more buyers with modern features

Renovation cost estimate screening

Value-add ROI direction

• Both install new carpet in bedrooms — improves comfort and appearance ↑
• Both install smart home devices — enhances convenience and energy efficiency ↑
• Resale upgrade kitchen appliances — attracts more buyers with modern features ↑

ⓘ 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

+10.5% since first listed

12 events — show timeline

• 2026-05-07 Listed $279,900 AMLS
• 2025-03-05 Rental Removed $2,150 AUGUSTAMLS
• 2025-02-09 Listed for Rent $2,150 AUGUSTAMLS
• 2024-07-04 Rental Removed $1,995 AUGUSTAMLS
• 2024-06-14 Price Changed $1,995 AUGUSTAMLS
• 2024-05-24 Price Changed $2,100 AUGUSTAMLS
• 2024-04-29 Price Changed $2,200 AUGUSTAMLS
• 2024-04-07 Listed for Rent $2,295 AUGUSTAMLS
• 2024-03-27 Sold (MLS) $253,200 Hive MLS
• 2024-03-27 Sold (MLS) $253,200 Hive MLS
• 2023-11-29 Listed $253,200 Hive MLS
• 2023-11-29 Listed $253,200 Hive MLS

Property tax history

+721.8%/yr

Latest (2025): $4,160 · +721.8% YoY. Source: county tax records.