Is 616 Sparano Loop in York, SC a good investment?

CashFlowRE grades it C- with a 7.1% cap rate and $143/mo modeled cash flow at a $225,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 616 Sparano Loop?

The modeled cap rate is 7.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,149/month, from CashFlowRE's rent model.

C- Composite 53.74

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
ARV discount +12.9/15.0
DSCR +5.2/10.0
1% rule +4.6/10.0
Schools +4.6/10.0
Condition / age +4.0/5.0
Livability +3.2/5.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$225,000

616 Sparano Loop · York, SC 29745

3 bd · 2.5 ba · 1,680 sqft · Townhouse · 95 Days on market

Built 2026 Good condition 2-car garage $134/sqft · 12% below area Est $256k · 12% under ↓ 6% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The first floor of this two-story home is host to a spacious open floorplan that connects an inviting Great Room, breakfast nook and chef-inspired kitchen. There are three bedrooms located upstairs, including the luxurious primary suite, which features a spacious bedroom, en-suite bathroom and generous walk-in closet. Plus, our signature Everything's Included program means you will get quartz or granite kitchen countertops, subway tile backsplash, ceramic tile, and luxury vinyl plank flooring on the first floor, at no extra cost! Cannon Village is a master-planned community offering new single-family homes and townhomes to a great location in York, SC.

Key facts

Breakfast nook
Walk-in closet
Open floorplan

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $225k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $143 ($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 $215k (4.5% below list).
Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
Cap rate 7.1% vs local median 4.2% in York — 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 65/100 on livability (#139 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
York 01 (rural): math 31% / reading 40% proficiency, ranked #41 of 80 in SC (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Hunter Street Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 405 students, 74% FRL); York Middle (math 21% / reading 33%, grade F, #153 of 229 statewide, top 68%, 814 students, 72% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 71% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 957 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
This rent runs 33% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

It's been on market 95 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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.
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.
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: 0.96% ✗
Cap rate: 7.05%
Cash-on-cash: 2.72%
DSCR: 1.12
GRM: 8.7

CMA / ARV

ARV (median comp): $255,599
List price: $225,000
Delta: -11.97%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Fourth St	0.51mi	3/2.5	1,680 (0%)	3mo	$243,699	$145	74
616 Sparano Loop #154	0.70mi	3/2.5	1,680 (0%)	0mo	$225,000	$134	67
650 Sparano Loop #162	0.70mi	3/2.5	1,680 (0%)	0mo	$270,000	$161	67
712 Sparano Loop #175	0.70mi	3/2.5	1,661 (-1%)	0mo	$242,999	$146	66
720 Sparano Loop #177	0.70mi	3/2.5	1,661 (-1%)	0mo	$248,999	$150	65
669 Sparano Loop	0.68mi	3/2.5	1,661 (-1%)	2mo	$229,699	$138	65
724 Sparano Loop #178	0.70mi	3/2.5	1,657 (-1%)	0mo	$246,100	$149	65
651 Sparano Loop	0.67mi	3/2.5	1,661 (-1%)	2mo	$231,549	$139	65
684 Sparano Loop #169	0.68mi	3/2.5	1,661 (-1%)	2mo	$259,999	$157	65
631 Sparano Loop	0.67mi	3/2.5	1,657 (-1%)	3mo	$239,199	$144	64
696 Sparano Loop	0.68mi	3/2.5	1,657 (-1%)	3mo	$249,999	$151	64
673 Sparano Loop	0.68mi	3/2.5	1,657 (-1%)	3mo	$245,000	$148	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

IRR: -12.0%
Equity multiple: 0.57×
Total profit: $-27,330
Equity at exit: $33,548

10-year hold

IRR: -2.8%
Equity multiple: 0.81×
Total profit: $-11,952
Equity at exit: $19,454

Cash invested: $63,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 62 active · 30 under contract
Months of supply: 13.8 mo (7%/mo absorbed)
Median asking: $249,500 ($149/sqft)
Median days on market: 30 d
This list price: lowest-priced of the active set
ARV vs active asking: +2.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29745

Home prices YoY: -30.3%
Active inventory: 957
Price-to-rent: 8.7×

Monthly cashflow live

Estimated rent: $2,149 high interval (Pro) →
Mortgage (P&I): −$1,180
Tax est. 1.5%: −$281 /mo · $3,375/yr
Insurance: −$94
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$451
Net cashflow: $143

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $298	-5% $221	+0% $143	+5% $65	+10% $-13
Rent	-10% $-27	-5% $58	+0% $143	+5% $228	+10% $313
Rate	-1.0pp $256	-0.5pp $200	base $143	+0.5pp $85	+1.0pp $25

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: $56,250
Closing costs: $6,750
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Pelling Dr York, SC	3.0	2.0	1344	$1,900	$1.41	32d	1	0.26mi
368 Pelling Dr York, SC	3.0	2.0	1344	$1,825	$1.36	10d	1	0.26mi
985 Anchor Way York, SC	2.0	2.5	1261	$1,695	$1.34	48d	1	0.45mi
985 Anchor Way York, SC	2.0	2.5	1264	$1,695	$1.34	43d	1	0.45mi
495 Switch St York, SC	3.0	2.5	1928	$2,395	$1.24	134d	1	0.45mi
6 Wray St York, SC	3.0	2.0	1250	$2,000	$1.60	51d	1	0.60mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,470	$1.73	121d	1	0.64mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	164d	1	0.64mi
719 Wagon Cross Ct York, SC	3.0	2.5	1429	$2,095	$1.47	10d	1	0.74mi
220 Nottingham Dr York, SC	3.0	2.0	1220	$1,250	$1.02	15d	1	1.14mi
220 Nottingham Dr York, SC	3.0	2.0	1220	$1,250	$1.02	10d	1	1.14mi
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	88d	1	1.24mi
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	158d	1	1.48mi

Property features AI

Finance

Other: Under constructionZoned R-5Architectural review restrictions
HOA & community: Mandatory HOA (CAMS)HOA fee $290 per monthCommunity features include outdoor pool, cabana, and sidewalksAssociation subject to required dues

Exterior

Parking: Attached garage2-car garageDrivewayMain level garage
Security: Carbon monoxide detector(s)
Utilities: County waterCounty sewer
Home design: Townhouse (residential)Two levelsSite-builtNew construction (proposed completion April 2026)
Construction: Fiber cement exteriorSlab foundationBuilt by Lennar (Titan H1 model)
Exterior features: Lawn maintenance providedConcrete and paved road accessRoad dedication to public use pending acceptance

Interior

Kitchen: DishwasherGas rangeMicrowaveExhaust fanDisposalPlumbed for ice makerTankless water heater
Bedrooms: 3 bedrooms on the upper level
Flooring: CarpetVinyl
Bathrooms: 2 full bathrooms1 half bathroom (main level)
Heating & cooling: Forced air heating (natural gas)Zoned heatingElectric coolingZoned cooling
Interior features: Open floorplanKitchen islandPantrySplit bedroom layoutWalk-in closet(s)Insulated doors10 total roomsEntry on main level
Laundry & utility: Laundry closet on upper level

Listing history 50 events

2026-10-10

pricedays on market $225,000 Active 95 DOM
2026-10-09

days on market $229,139 Active 94 DOM
2026-10-08

days on market $229,139 Active 93 DOM
2026-10-07

days on market $229,139 Active 92 DOM
2026-10-06

days on market $229,139 Active 91 DOM
2026-10-05

days on market $229,139 Active 90 DOM
2026-10-04

days on market $229,139 Active 89 DOM
2026-10-04

days on market $229,139 Active 88 DOM
2026-10-02

days on market $229,139 Active 87 DOM
2026-10-01

days on market $229,139 Active 86 DOM
2026-09-30

days on market $229,139 Active 85 DOM
2026-09-29

price $229,139 Active 84 DOM
2026-09-29

days on market $234,089 Active 84 DOM
2026-09-28

days on market $234,089 Active 83 DOM
2026-09-27

days on market $234,089 Active 82 DOM
2026-09-25

price $234,089 Active 80 DOM
2026-09-25

days on market $239,000 Active 80 DOM
2026-09-24

days on market $239,000 Active 79 DOM
2026-09-23

days on market $239,000 Active 78 DOM
2026-09-22

pricedays on market $239,000 Active 77 DOM
2026-09-21

days on market $245,000 Active 76 DOM
2026-09-20

days on market $245,000 Active 75 DOM
2026-09-19

days on market $245,000 Active 74 DOM
2026-09-18

days on market $245,000 Active 73 DOM
2026-09-17

days on market $245,000 Active 72 DOM
2026-09-16

pricedays on market $245,000 Active 71 DOM
2026-09-15

days on market $250,000 Active 70 DOM
2026-09-14

days on market $250,000 Active 69 DOM
2026-09-14

pricedays on marketlisting id $250,000 Active 68 DOM
2026-08-29

days on market $255,000 Active 106 DOM
2026-08-28

days on market $255,000 Active 105 DOM
2026-08-27

days on market $255,000 Active 104 DOM
2026-08-26

days on market $255,000 Active 103 DOM
2026-08-25

days on market $255,000 Active 102 DOM
2026-08-24

days on market $255,000 Active 101 DOM
2026-08-23

days on market $255,000 Active 100 DOM
2026-08-22

days on market $255,000 Active 99 DOM
2026-08-21

days on market $255,000 Active 98 DOM
2026-08-20

days on market $255,000 Active 97 DOM
2026-08-19

days on market $255,000 Active 96 DOM
2026-08-18

days on market $255,000 Active 95 DOM
2026-08-17

days on market $255,000 Active 94 DOM
2026-08-16

days on market $255,000 Active 93 DOM
2026-08-15

days on market $255,000 Active 92 DOM
2026-08-14

days on market $255,000 Active 91 DOM
2026-08-13

days on market $255,000 Active 90 DOM
2026-08-12

days on market $255,000 Active 89 DOM
2026-08-11

days on market $255,000 Active 88 DOM
2026-08-10

days on market $255,000 Active 87 DOM
2026-08-09

days on market $255,000 Active 86 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $25,789
− Mortgage interest: −$12,603
− Property taxes: −$3,375
− Insurance: −$1,125
− Repairs & maintenance: −$2,063
− Management: −$2,063
− Depreciation: −$6,545
Taxable loss: −$1,986

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$477
After-tax cash flow: $2,191/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $8,400–$25,200 screening

This townhouse is in good condition with recent updates, ready for move-in. Minor exterior painting and interior updates would further enhance its value.

Value-add opportunities

Both Paint exterior siding — Enhances curb appeal and value ↑
Both Replace carpet with hardwood or tile in bedrooms — Improves aesthetics and is easier to maintain ↑
Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hunter Street Elementary D SC #168/597 Nat'l #12,785/41,679 Middle York Middle F SC #153/229 Nat'l #9,793/14,009 High York Comprehensive High C+ SC #108/196 Nat'l #3,510/17,239

Schools (NCES district)

District: York 01
NCES district ID: 4503810
Math proficiency: 31% ▼ -16.00%
Reading proficiency: 40% ▬ 0.00%
Median HH income: $44,491
Composite: 30.21/100
National rank: #6305
State rank: #41 of 80 in SC

C Composite livability gradescore 65/100

Livability — York

Score: 65/100
State rank: #139
US rank: #13425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: York, SC
County: York County · 307,757 people
City population: 34,909
Metro: Charlotte-Concord-Gastonia, NC-SC
Population (ZIP): 34,909
Household income: $79,117
Rent vs Own: 16.1% rent · 83.9% own
Severe rent burden: 11% of renters

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 (75%)
Race & ethnicity: White 75% Black 12% Two or more races 6% Hispanic / Latino 6% Asian 1%
Hispanic origin (detail): Mexican 4%
Languages at home: 94% English-only · Spanish 4%

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: ▼ -109.42%
Current HPI: 251.6848
Rent YoY: —
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
#370 Sonoco Products Hartsville $6.8B

Price history

-6.0% since first listed

3 events — show timeline

2026-05-01 Pending — CANOPYMLS as Distributed by MLS Grid
2026-04-17 Price Changed $239,599 CANOPYMLS as Distributed by MLS Grid
2026-03-23 Listed $254,999 CANOPYMLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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