111 Sunset Dr · Clover, SC 29710

$464,900

9 bd · 3.9 ba · 3,360 sqft · MultiFamily · 9 Days on market

Built 1999 0.62 ac lot

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Featured For Sale is a 2 Story Apartment Building at 111 Sunset Rd. in the Charming Town of Clover. 111 Sunset has { 4 } 2 Bedroom 1 Bath Units Fully Occupied with Stable Tenants and Well Maintained. DO NOT DISTURB THE TENANTS. No Showings Prior to Contract.

Key facts

• 0.62 acre lot
• Built 1999
• Listed 9 days

Property features AI

Finance

• Financial info: Tenant pays all utilities (and other tenant-responsible items)
• HOA & community: No HOA; Pets allowed on a conditional basis

Exterior

• Parking: Driveway parking; 6 open parking spaces
• Utilities: City water; Public sewer
• Home design: Residential income property; Apartment / garden-style units; Total of 4 units
• Construction: Site-built construction; Vinyl exterior; Composition roof; Crawl space foundation
• Exterior features: Corner lot; Roads are a mix of gravel and paved; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 8 total bedrooms across units (all 2-bedroom unit configurations)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Refrigerator; Apartment-style basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $411/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $465k).
• Cap rate 9.5% vs local median 4.2% in Clover — 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 70/100 on livability (#63 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, employment D, amenities F.
• York 02 (rural): math 61% / reading 63% proficiency, ranked #2 of 80 in SC (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 356 active listings in the ZIP; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• At $5,626/mo this rent would consume 70% of the median local household income ($97k/yr) (locally 569% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• York County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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.

Recommended offer $464,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-8,553
• Equity at exit: $69,318

10-year hold

• IRR: 5.5%
• Equity multiple: 1.37×
• Total profit: $47,696
• Equity at exit: $40,196

Cash invested: $130,172 (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 29710

• Rents YoY: 0.9%
• Active inventory: 356
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $5,626 medium
• Mortgage (P&I): −$2,438
• Tax est. 1.5%: −$581 /mo · $6,974/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,181
• Net cashflow: $1,232

Break-even live

Break-even rent $4,067

Max offer price $464,900

Occupancy floor 73%

Sensitivity live

Price	-10% $1,553	-5% $1,392	+0% $1,232	+5% $1,071	+10% $910
Rent	-10% $787	-5% $1,009	+0% $1,232	+5% $1,454	+10% $1,676
Rate	-1.0pp $1,466	-0.5pp $1,350	base $1,232	+0.5pp $1,111	+1.0pp $989

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,625
Total (3 units)			$5,626

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: $116,225
• Closing costs: $13,947
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $464,900 Active 9 DOM
2. 2026-06-17
   days on market $464,900 Active 8 DOM
3. 2026-06-16
   days on market $464,900 Active 7 DOM
4. 2026-06-15
   days on market $464,900 Active 6 DOM
5. 2026-06-13
   days on market $464,900 Active 4 DOM
6. 2026-06-13
   days on market $464,900 Active 3 DOM
7. 2026-06-10
   remarks 263-char remark
8. 2026-06-10
   listed $464,900 Active 1 DOM

ⓘ 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: $67,512
• − Mortgage interest: −$26,042
• − Property taxes: −$6,974
• − Insurance: −$2,324
• − Repairs & maintenance: −$5,401
• − Management: −$5,401
• − Depreciation: −$13,524
• Taxable income: $7,846
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $12,898/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: York 02
• NCES district ID: 4503840
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 63% ▲ 3.00%
• Median HH income: $60,598
• Composite: 53.74/100
• National rank: #1421
• State rank: #2 of 80 in SC

Livability — Clover

• Score: 70/100
• State rank: #63
• US rank: #7672

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety D+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clover, SC
• County: York County · 281,758 people
• City population: 40,595
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 40,595
• Household income: $96,563
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 569.0

Population outlook (York County) Hauer SSP2

• Today (2025): 307,757 people
• By 2030: 335,979 · +9.2%
• By 2040: 391,378 · +27.2%
• By 2050: 443,234 · +44.0%
• By 2075: 557,102 · +81.0%
• By 2100: 625,837 · +103.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · York

• 2024 margin: R (+19.1) · D 39.7% · R 58.8% · Other 1.5%
• 2008→2024 swing: -1.4pp toward R · 2008: -17.7pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+16.5 2016: R+22.1 2012: R+20.5 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.83%
• Current HPI: 252.3011
• Rent YoY: ▲ 0.88%
• Metro: Charlotte-Concord-Gastonia, NC-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

+86.0% since first listed

15 events — show timeline

• 2026-06-09 Listed $464,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-15 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $699,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $799,900 CANOPYMLS as Distributed by MLS Grid
• 2025-04-12 Listed $845,000 CANOPYMLS as Distributed by MLS Grid
• 2024-03-22 Price Changed $489,000 CANOPYMLS as Distributed by MLS Grid
• 2024-02-09 Listed $499,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-11 Sold (MLS) $445,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-15 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-05-10 Listed $460,000 CANOPYMLS as Distributed by MLS Grid
• 2018-07-30 Sold (MLS) $238,000 CANOPYMLS as Distributed by MLS Grid
• 2018-07-29 Pending — CANOPYMLS as Distributed by MLS Grid
• 2018-07-17 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2018-06-05 Pending — CANOPYMLS as Distributed by MLS Grid
• 2018-05-22 Listed $250,000 CANOPYMLS as Distributed by MLS Grid