107 Mint St · Clover, SC 29710

$195,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 233 Days on market

Built 1972 0.33 ac lot Est $187k · at est.

---

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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.1/10.0
• ARV discount +5.7/15.0
• 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

Listing remarks

Beautifully Renovated & Move-In Ready in Clover! Fall in love with this updated one-level home that blends modern upgrades with small-town charm. Featuring granite countertops, fresh interior paint, and brand-new flooring throughout, natural gas cooktop, stainless wall oven and microwave - this home is ready for its next owner! Key Features: • 3 comfortable bedrooms with great natural light • Renovated full bathroom with modern fixtures and finishes • Bright, eat-in dining area with a stylish fandelier (fan + chandelier) • All-new lighting and ceiling fans throughout • Convenient walk-in pantry and laundry combo — perfec

Key facts

• Stainless wall oven
• Natural gas cooktop
• Level backyard

Tags

• GRANITE COUNTERTOPS
• NATURAL GAS COOKTOP
• STAINLESS WALL OVEN
• WALK-IN PANTRY
• LEVEL BACKYARD
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction; R1 zoning
• Construction: Partial brick and vinyl exterior; Crawl space foundation
• Exterior features: Level lot; Roads are dirt and paved; publicly maintained road

Interior

• Kitchen: Gas cooktop; Wall oven; Microwave
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating with forced air and natural gas; Central electric air conditioning
• Interior features: Pull-down attic stairs; 9 total rooms
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Zoned schools: Larne Elementary (math 50% / reading 48%, grade D, #187 of 597 statewide, top 32%, 577 students, 57% FRL); Clover High (math 86% / reading 94%, grade A+, #4 of 196 statewide, top 2%, 2,685 students, 35% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 359 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 233 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $195k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,488
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Valley Avenue Ave	0.18mi	2/1.0 (-1)	900 (+4%)	2mo	$85,000	$94	78
507 Flat Rock St	0.06mi	3/1.0	787 (-9%)	7mo	$199,900	$254	77
107 Valley Ave	0.27mi	2/1.0 (-1)	806 (-7%)	4mo	$135,000	$167	68
314 Flat Rock St	0.22mi	3/1.5	910 (+5%)	23mo	$222,000	$244	60
202 Alexander St	0.71mi	2/1.0 (-1)	832 (-4%)	6mo	$65,000	$78	50
206 Hawthorne Ln	0.34mi	2/2.0 (-1)	967 (+12%)	9mo	$210,000	$217	48
118 Sunset Dr	0.61mi	2/2.0 (-1)	962 (+11%)	11mo	$210,000	$218	34

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,087
• Equity at exit: $29,075

10-year hold

• IRR: 2.6%
• Equity multiple: 1.17×
• Total profit: $9,101
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $425

Break-even live

Break-even rent $1,627

Max offer price $195,000

Occupancy floor 75%

Sensitivity live

Price	-10% $535	-5% $480	+0% $425	+5% $369	+10% $314
Rent	-10% $254	-5% $339	+0% $425	+5% $510	+10% $595
Rate	-1.0pp $523	-0.5pp $474	base $425	+0.5pp $374	+1.0pp $323

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Rockford Way Clover, SC	1.0–3.0	1.0–2.0	969	$1,702	$1.76	0d	1	0.67mi
1157 Faulkner Rd Unit Main Clover, SC	3.0	2.0	1100	$1,925	$1.75	25d	1	0.97mi

Listing history 23 events

1. 2026-06-21
   statusdays on market $195,000 Active Under Contract 233 DOM
2. 2026-06-18
   days on market $195,000 Active 230 DOM
3. 2026-06-17
   days on market $195,000 Active 229 DOM
4. 2026-06-16
   days on market $195,000 Active 228 DOM
5. 2026-06-15
   days on market $195,000 Active 227 DOM
6. 2026-06-13
   days on market $195,000 Active 225 DOM
7. 2026-06-13
   days on market $195,000 Active 224 DOM
8. 2026-06-09
   days on market $195,000 Active 221 DOM
9. 2026-06-08
   days on market $195,000 Active 220 DOM
10. 2026-06-07
    days on market $195,000 Active 219 DOM
11. 2026-06-04
    days on market $195,000 Active 216 DOM
12. 2026-06-03
    days on market $195,000 Active 215 DOM
13. 2026-06-02
    days on market $195,000 Active 214 DOM
14. 2026-06-01
    days on market $195,000 Active 213 DOM
15. 2026-05-31
    days on market $195,000 Active 212 DOM
16. 2026-05-10
    price $195,000
17. 2026-04-15
    price $205,000
18. 2026-03-14
    price $210,000
19. 2026-02-04
    price $215,000
20. 2025-12-17
    price $225,000
21. 2025-12-05
    price $229,000
22. 2025-10-31
    listed $235,000 Active
23. 1983-07-26
    soldstatus $26,000

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,971
• − Mortgage interest: −$10,923
• − Property taxes: −$2,177
• − Insurance: −$975
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$5,673
• Taxable income: $2,068
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $4,598/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

+650.0% since first listed

8 events — show timeline

• 2026-05-10 Price Changed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $205,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $210,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $229,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-31 Listed $235,000 CANOPYMLS as Distributed by MLS Grid
• 1983-07-26 Sold (Public Records) $26,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,177 · +17.2% YoY. Source: county tax records.