27069 Catamaran Dr · Tega Cay, SC 29708

$270,000

2 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 28 Days on market

Built 1973 7,840 sqft lot Est $341k · 21% under

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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 +15.0/15.0
• Cash flow +12.5/30.0
• Schools +6.1/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For comp sale purposes only.

Key facts

• Large back deck
• Lake wylie
• Updated lighting

Tags

• LARGE BACK DECK
• PRIVATE NATURAL SETTING
• WATERFALL COUNTERTOP
• UPDATED LIGHTING
• LAKE WYLIE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); Two levels; Entry level: Main; Site built
• Construction: Wood construction; Crawl space foundation
• Exterior features: Gravel road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (main level)
• Heating & cooling: Central heating; Central air
• Interior features: 7 total rooms; Central heating; Central air
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-39 ($-463/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.5% below list).
• Recommended offer: $220k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.9% in Tega Cay — 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 71/100 on livability (#53 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• York 04 (suburban): math 65% / reading 71% proficiency, ranked #1 of 80 in SC (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Gold Hill Elementary (math 78% / reading 77%, grade A, #9 of 597 statewide, top 2%, 877 students, 20% FRL); Fort Mill High (math 70% / reading 97%, grade A, #16 of 196 statewide, top 8%, 2,036 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Zoned-school proficiency averages 80% at this address vs 68% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the York 04 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.5%/yr); 391 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 28 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $219,971 (18.5% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.81% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $341,250
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27070 Catamaran Dr	0.01mi	2/2.0	1,283 (+3%)	1mo	$292,490	$228	92
27072 Catamaran Dr #72	0.03mi	3/2.0 (+1)	1,282 (+3%)	17mo	$290,000	$226	73
27084 Catamaran Dr	0.05mi	3/2.0 (+1)	1,228 (-2%)	19mo	$352,500	$287	71
27073 Catamaran Dr	0.04mi	2/2.0	1,333 (+7%)	18mo	$332,500	$249	70
27093 Village Dr	0.10mi	2/1.5	1,196 (-4%)	22mo	$327,500	$274	70
27041 Tidal Way	0.08mi	3/1.5 (+1)	1,146 (-8%)	16mo	$320,000	$279	64
27097 Cove Ln	0.09mi	3/2.0 (+1)	1,411 (+13%)	12mo	$340,000	$241	57
5038 Suwarrow Cir	0.41mi	3/2.0 (+1)	1,392 (+11%)	3mo	$380,000	$273	52
5052 Suwarrow Ct	0.41mi	3/2.0 (+1)	1,365 (+9%)	23mo	$383,000	$281	39
3076 Point Clear Dr	0.66mi	3/2.0 (+1)	1,347 (+8%)	22mo	$340,000	$252	31

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-49,457
• Equity at exit: $40,258

10-year hold

• IRR: -14.6%
• Equity multiple: 0.22×
• Total profit: $-59,174
• Equity at exit: $23,345

Cash invested: $75,600 (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 29708

• Rents YoY: 1.5%
• Active inventory: 391
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-39

Break-even live

Break-even rent $2,249

Max offer price $263,191

Occupancy floor 97%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Woodlake Ln Fort Mill, SC	3.0	2.0	1650	$2,595	$1.57	4d	1	0.82mi
1059 Woodlake Ln Fort Mill, SC	3.0	2.0	1650	$2,595	$1.57	12d	1	0.82mi

Listing history 24 events

1. 2026-06-18
   days on market $270,000 Active 28 DOM
2. 2026-06-17
   days on market $270,000 Active 27 DOM
3. 2026-06-16
   days on market $270,000 Active 26 DOM
4. 2026-06-15
   days on market $270,000 Active 25 DOM
5. 2026-06-13
   days on market $270,000 Active 23 DOM
6. 2026-06-13
   days on market $270,000 Active 22 DOM
7. 2026-06-09
   days on market $270,000 Active 19 DOM
8. 2026-06-08
   days on market $270,000 Active 18 DOM
9. 2026-06-07
   days on market $270,000 Active 17 DOM
10. 2026-06-04
    days on market $270,000 Active 14 DOM
11. 2026-06-03
    days on market $270,000 Active 13 DOM
12. 2026-06-02
    days on market $270,000 Active 12 DOM
13. 2026-06-01
    days on market $270,000 Active 11 DOM
14. 2026-05-31
    days on market $270,000 Active 10 DOM
15. 2026-05-21
    listed $270,000 Active
16. 2022-12-12
    soldstatus $275,000
17. 2022-12-09
    soldstatus $275,000 28-char remark

    Show marketing remark (28 chars)

    For comp sale purposes only.

18. 2022-09-28
    listed $275,000 28-char remark

    Show marketing remark (28 chars)

    For comp sale purposes only.

19. 2016-06-08
    soldstatus $145,000
20. 2016-06-01
    historical 494-char remark

    Show marketing remark (494 chars)

    Nature surrounds this cozy cottage located in a lakefront community. French doors in 2 story living room open to partially covered back deck overlooking huge trees and a heavily wooded lot. High crawlspace area in back may offer options for additions and/or enclosure. New roof, HVAC and surrounding decking in 2011. New exterior paint. No HOAs. Coveted Fort Mill Schools. Enjoy all the amenities that living in Tega Cay has to offer - lake access, golf, tennis, playgrounds and walking trails.

21. 2016-05-31
    soldstatus $145,000 Closed 494-char remark

    Show marketing remark (494 chars)

    Nature surrounds this cozy cottage located in a lakefront community. French doors in 2 story living room open to partially covered back deck overlooking huge trees and a heavily wooded lot. High crawlspace area in back may offer options for additions and/or enclosure. New roof, HVAC and surrounding decking in 2011. New exterior paint. No HOAs. Coveted Fort Mill Schools. Enjoy all the amenities that living in Tega Cay has to offer - lake access, golf, tennis, playgrounds and walking trails.

22. 2016-04-25
    historical Under Contract - Show 494-char remark

    Show marketing remark (494 chars)

    Nature surrounds this cozy cottage located in a lakefront community. French doors in 2 story living room open to partially covered back deck overlooking huge trees and a heavily wooded lot. High crawlspace area in back may offer options for additions and/or enclosure. New roof, HVAC and surrounding decking in 2011. New exterior paint. No HOAs. Coveted Fort Mill Schools. Enjoy all the amenities that living in Tega Cay has to offer - lake access, golf, tennis, playgrounds and walking trails.

23. 2016-04-22
    listed $145,000 Active 494-char remark

    Show marketing remark (494 chars)

    Nature surrounds this cozy cottage located in a lakefront community. French doors in 2 story living room open to partially covered back deck overlooking huge trees and a heavily wooded lot. High crawlspace area in back may offer options for additions and/or enclosure. New roof, HVAC and surrounding decking in 2011. New exterior paint. No HOAs. Coveted Fort Mill Schools. Enjoy all the amenities that living in Tega Cay has to offer - lake access, golf, tennis, playgrounds and walking trails.

24. 2001-11-08
    soldstatus $102,000

ⓘ 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: $2,975 · $248/mo
• Projected year-2 tax: $2,975 · $248/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $26,397
• − Mortgage interest: −$15,124
• − Property taxes: −$2,975
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,855
• Taxable loss: −$5,131
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $769/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 04
• NCES district ID: 4503900
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 71% ▬ 0.00%
• Median HH income: $79,981
• Composite: 60.56/100
• National rank: #835
• State rank: #1 of 80 in SC

Livability — Tega Cay

• Score: 71/100
• State rank: #53
• US rank: #7067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tega Cay, SC
• County: York County · 281,758 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 43,515
• Household income: $132,018
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1018.0

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 (70%)
• Race & ethnicity: White 70% Black 9% Hispanic / Latino 9% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -236.85%
• Current HPI: 280.4059
• Rent YoY: ▲ 1.52%
• 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

+164.7% since first listed

10 events — show timeline

• 2026-05-21 Listed $270,000 CANOPYMLS as Distributed by MLS Grid
• 2022-12-12 Sold (Public Records) $275,000 Public Records
• 2022-12-09 Sold (MLS) $275,000 CANOPYMLS as Distributed by MLS Grid
• 2022-09-28 Listed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2016-06-08 Sold (Public Records) $145,000 Public Records
• 2016-06-01 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2016-05-31 Sold (MLS) $145,000 CANOPYMLS as Distributed by MLS Grid
• 2016-04-25 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2016-04-22 Listed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2001-11-08 Sold (Public Records) $102,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,975 · +9.9% YoY. Source: county tax records.