Calisto Plan · York, SC 29745

$254,999

3 bd · 2.5 ba · 1,691 sqft · Townhouse · 22 Days on market

Excellent condition

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story townhome has a smart layout that maximizes space and convenience. The first floor is occupied by the living area, which includes an open family room, modern kitchen and an intimate breakfast area. Upstairs are all three bedrooms, including the large owner's suite which comes equipped with a private bathroom and an oversized walk-in closet. A convenient two-car garage completes the home.

Key facts

• Smart layout
• Open family room
• Private bathroom

Tags

• SMART LAYOUT
• OPEN FAMILY ROOM
• MODERN KITCHEN
• INTIMATE BREAKFAST AREA
• PRIVATE BATHROOM
• OVERSIZED WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $269,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Plan: Calisto)
• Exterior features: Living area approximately 1691

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: New construction plan (Calisto)

🏗️ New construction. The $254,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $241,813.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.6% 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: schools D-, crime F, amenities 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.
• Market conditions: 541 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 40% 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 22 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,174 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.09% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $241,813
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 Sparano Loop	0.02mi	3/2.5	1,657 (-2%)	1mo	$243,132	$147	95
624 Sparano Loop	0.19mi	3/2.5	1,691 (0%)	1mo	$267,429	$158	90
620 Sparano Loop	0.20mi	3/2.5	1,680 (-1%)	1mo	$224,999	$134	89
612 Sparano Loop	0.20mi	3/2.5	1,680 (-1%)	1mo	$236,599	$141	89
643 Sparano Loop	0.16mi	3/2.5	1,661 (-2%)	1mo	$235,000	$141	89
647 Sparano Loop	0.16mi	3/2.5	1,657 (-2%)	1mo	$237,649	$143	88
625 Sparano Loop	0.18mi	3/2.5	1,661 (-2%)	1mo	$245,000	$148	88
621 Sparano Loop	0.18mi	3/2.5	1,657 (-2%)	1mo	$225,849	$136	88
613 Sparano Loop	0.21mi	3/2.5	1,657 (-2%)	1mo	$225,849	$136	86
609 Sparano Loop	0.23mi	3/2.5	1,661 (-2%)	1mo	$256,000	$154	85

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-12,421
• Equity at exit: $36,055

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $23,757
• Equity at exit: $20,908

Cash invested: $67,708 (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 29745

• Home prices YoY: -30.3%
• Active inventory: 541
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,646 medium
• Mortgage (P&I): −$1,268
• Tax est. 1.5%: −$302 /mo · $3,627/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $420

Break-even live

Break-even rent $2,115

Max offer price $241,813

Occupancy floor 79%

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: $60,453
• Closing costs: $7,254
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	24d	1	0.80mi
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	3d	1	0.85mi

Listing history 14 events

1. 2026-06-18
   days on market $254,999 Active 22 DOM
2. 2026-06-17
   days on market $254,999 Active 21 DOM
3. 2026-06-16
   days on market $254,999 Active 20 DOM
4. 2026-06-15
   days on market $254,999 Active 19 DOM
5. 2026-06-13
   days on market $254,999 Active 17 DOM
6. 2026-06-10
   price $254,999 Active 13 DOM
7. 2026-06-09
   days on market $269,999 Active 13 DOM
8. 2026-06-08
   days on market $269,999 Active 12 DOM
9. 2026-06-07
   days on market $269,999 Active 11 DOM
10. 2026-06-04
    days on market $269,999 Active 8 DOM
11. 2026-06-03
    days on market $269,999 Active 7 DOM
12. 2026-06-02
    days on market $269,999 Active 6 DOM
13. 2026-06-01
    days on market $269,999 Active 5 DOM
14. 2026-05-31
    days on market $269,999 Active 4 DOM

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 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: $31,757
• − Mortgage interest: −$13,545
• − Property taxes: −$3,627
• − Insurance: −$1,209
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − Depreciation: −$7,035
• Taxable income: $1,260
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $4,733/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 · 5 photos

Excellent 100/100 None rehab

This new two-story townhome is in excellent condition with no visible repairs or maintenance needed. It offers a smart layout and is move-in ready.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both Lighting — Upgrading lighting fixtures can improve the home's curb appeal and interior ambiance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Lighting — Upgrading lighting fixtures can improve the home's curb appeal and interior ambiance ↑

ⓘ 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: 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

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 · 281,758 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: 321.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• 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