383 Battery Cir · Lake Wylie, SC 29710

$300,000

3 bd · 2.5 ba · 2,156 sqft · Townhouse public records · 37 Days on market

Built 2015 2,613 sqft lot Est $338k · 11% under $230/mo HOA · 9% of rent

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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).

• ARV discount +12.6/15.0
• Cash flow +11.5/30.0
• Schools +5.4/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3 bedroom, 2.5 bath townhome located in a desirable gated community. This well-designed floor plan features a spacious dining room perfect for gatherings and entertaining, along with an inviting living area filled with natural light. Upstairs, the versatile loft offers the ideal space for a home office, media room, or play area. The single-car garage provides added convenience and storage. Enjoy low-maintenance living with the added privacy and security of a gated neighborhood in a great location close to shopping, dining, and everyday conveniences.

Key facts

• Gated community
• Inviting living area
• Single-car garage

Tags

• GATED COMMUNITY
• SPACIOUS DINING ROOM
• INVITING LIVING AREA
• VERSATILE LOFT
• SINGLE-CAR GARAGE
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: HOA managed by Red Rock Management; Mandatory HOA dues; HOA dues $230 monthly

Exterior

• Parking: Attached garage facing front; Driveway fits 2 cars side-by-side; 1-car garage
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Residential townhouse; Site-built construction; Two levels; Entry level: 1; RD-I zoning
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 10 rooms; Entry on main level
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (18.4% below list).
• Recommended offer: $245k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.5% in Lake Wylie — 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 68/100 on livability (#85 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D, amenities F, commute 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.
• Zoned schools: Crowders Creek Elementary (math 74% / reading 66%, grade A-, #37 of 597 statewide, top 6%, 1,111 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents flat; 359 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 30% of the median local income ($97k/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 $9k 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 37 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,713 (18.4% 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 37 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
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: 0.82% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $338,492
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Battery Cir	0.05mi	3/2.5	2,156 (0%)	9mo	$338,000	$157	90
430 Battery Cir	0.12mi	3/2.5	2,122 (-2%)	12mo	$327,500	$154	82
342 Battery Cir	0.12mi	3/2.5	2,047 (-5%)	9mo	$339,000	$166	78
435 Battery Cir	0.12mi	3/2.5	2,080 (-4%)	16mo	$309,000	$149	75
440 Battery Cir	0.14mi	3/2.5	2,155 (-0%)	23mo	$335,000	$155	74
431 Battery Cir	0.11mi	3/2.5	1,902 (-12%)	2mo	$315,000	$166	74
373 Battery Cir	0.03mi	4/2.5 (+1)	2,381 (+10%)	16mo	$419,000	$176	63

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-59,987
• Equity at exit: $44,731

10-year hold

• IRR: -20.0%
• Equity multiple: 0.04×
• Total profit: $-80,370
• Equity at exit: $25,939

Cash invested: $84,000 (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 →

ZIP-level market 29710

• Rents YoY: 0.9%
• Active inventory: 359
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$125
• HOA: −$230
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-98

Break-even live

Break-even rent $2,572

Max offer price $282,600

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-14	+0% $-98	+5% $-183	+10% $-268
Rent	-10% $-292	-5% $-195	+0% $-98	+5% $-2	+10% $95
Rate	-1.0pp $53	-0.5pp $-22	base $-98	+0.5pp $-176	+1.0pp $-255

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 Harpers Inlet Dr Clover, SC	3.0	3.0	1700	$2,200	$1.29	8d	1	0.89mi
1001 Wylie Springs Cir Clover, SC	1.0–3.0	1.0–2.0	1251	$1,959	$1.57	2d	20	1.05mi
1257 Pebble Grove Dr Unit 1257 Clover, SC	3.0	2.5	1664	$2,400	$1.44	21d	1	1.12mi
177 Autumn Falls Dr Clover, SC	3.0	2.5	1900	$2,500	$1.32	18d	1	1.14mi
368 Sublime Summer LN Clover, SC	3.0	1.0–2.0	1056	$2,861	$2.71	2d	88	1.29mi
1266 Winding Path Rd Clover, SC	3.0	2.5	1600	$2,199	$1.37	12d	1	1.36mi
435 Castlebury Ct Clover, SC	4.0	3.5	2933	$3,000	$1.02	24d	1	1.44mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: security

Listing history 16 events

1. 2026-06-21
   days on market $300,000 Active 37 DOM
2. 2026-06-18
   days on market $300,000 Active 34 DOM
3. 2026-06-17
   days on market $300,000 Active 33 DOM
4. 2026-06-16
   days on market $300,000 Active 32 DOM
5. 2026-06-15
   days on market $300,000 Active 31 DOM
6. 2026-06-13
   days on market $300,000 Active 29 DOM
7. 2026-06-13
   days on market $300,000 Active 28 DOM
8. 2026-06-09
   days on market $300,000 Active 25 DOM
9. 2026-06-08
   days on market $300,000 Active 24 DOM
10. 2026-06-07
    pricedays on market $300,000 Active 23 DOM
11. 2026-06-04
    days on market $309,900 Active 20 DOM
12. 2026-06-03
    days on market $309,900 Active 19 DOM
13. 2026-06-02
    days on market $309,900 Active 18 DOM
14. 2026-06-01
    days on market $309,900 Active 17 DOM
15. 2026-05-31
    days on market $309,900 Active 16 DOM
16. 2026-05-15
    listed $309,900 Active

ⓘ 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: $1,242 · $103/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$468/yr (+$39/mo · 37.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,366
• − Mortgage interest: −$16,805
• − Property taxes: −$1,242
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$2,760
• − Depreciation: −$8,727
• Taxable loss: −$6,367
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $346/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 — Lake Wylie

• Score: 68/100
• State rank: #85
• US rank: #9884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 281,758 people
• 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

1 event — show timeline

• 2026-05-15 Listed $309,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $1,242 · +11.4% YoY. Source: county tax records.