9060 Tulagi Ct · Tega Cay, SC 29708

$439,900

4 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 46 Days on market

Built 1987 9,583 sqft lot Est $453k · at est. ↓ 2% since listing

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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).

• Cash flow +13.0/30.0
• ARV discount +8.8/15.0
• Schools +6.1/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated ranch style home in sought after Tega Cay offers the ease of one-level living, paired with bright and open spaces. Hard to find 4 Bedroom Home that's Freshly Painted with a Renovated Kitchen! Tucked away on a quiet street, this home welcomes you with charming curb appeal and a covered front porch perfect for relaxing outdoors. Inside, you’ll find over 2,060 square feet of thoughtfully designed living space featuring soaring ceilings, abundant natural light, and updated finishes throughout. The spacious living room is anchored by a stunning floor-to-ceiling stone fireplace and flows seamlessly into the dining area and kitchen, creating an ideal setup for both e

Key facts

• Covered front porch
• Sunny breakfast area
• One level living

Tags

• ONE LEVEL LIVING
• COVERED FRONT PORCH
• SUNNY BREAKFAST AREA
• DETACHED STORAGE BUILDING
• MATURE TREES
• QUIET CUL DE SAC

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking with 3 open spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level
• Construction: Site-built construction; Vinyl exterior; Slab foundation
• Exterior features: Asphalt paved road with public maintenance

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Fireplace; Total of 10 rooms
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-26 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $435k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (23.3% below list).
• Recommended offer: $337k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Tega Cay Elementary (math 77% / reading 72%, grade A, #17 of 597 statewide, top 3%, 782 students, 15% FRL); Gold Hill Middle (math 66% / reading 73%, grade A, #8 of 229 statewide, top 4%, 855 students, 11% FRL); Fort Mill High (math 70% / reading 97%, grade A, #16 of 196 statewide, top 8%, 2,036 students, 20% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 395 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 31% of the median local income ($132k/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 $3k of loan paydown is wiped out by about $13k 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 46 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.

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 $337,392 (23.3% 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 46 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $453,418
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9111 Windjammer Dr	0.09mi	3/2.5 (-1)	1,894 (-3%)	8mo	$370,000	$195	78
9055 Windjammer Dr	0.07mi	3/2.0 (-1)	1,715 (-12%)	3mo	$407,700	$238	70
964 Knob Creek Ln	0.51mi	3/2.0 (-1)	1,945 (-0%)	11mo	$529,900	$272	62
10031 Bora Bora Dr	0.15mi	3/2.0 (-1)	1,715 (-12%)	13mo	$400,000	$233	57
25058 Timberlake Dr	0.36mi	3/2.5 (-1)	1,739 (-11%)	4mo	$455,000	$262	55
27037 Tidal Way	0.47mi	4/2.0	1,726 (-11%)	10mo	$399,900	$232	51
16046 Pago Pago Dr	0.71mi	3/2.0 (-1)	1,869 (-4%)	8mo	$480,500	$257	48
25056 Timberlake Dr	0.34mi	3/2.5 (-1)	2,176 (+12%)	11mo	$426,000	$196	48
11132 Scullers Run	0.68mi	4/2.0	2,117 (+9%)	8mo	$465,000	$220	47
27092 Village Dr	0.55mi	3/2.0 (-1)	1,740 (-11%)	11mo	$446,000	$256	42
16049 Pago Pago Dr	0.74mi	3/2.0 (-1)	1,830 (-6%)	12mo	$420,000	$230	40
16031 Samoa Ct	0.69mi	3/2.5 (-1)	2,192 (+13%)	5mo	$445,000	$203	36

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-78,083
• Equity at exit: $65,591

10-year hold

• IRR: -13.4%
• Equity multiple: 0.26×
• Total profit: $-90,549
• Equity at exit: $38,035

Cash invested: $123,172 (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: 395
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,374 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-26

Break-even live

Break-even rent $3,407

Max offer price $435,224

Occupancy floor 96%

Sensitivity live

Price	-10% $223	-5% $98	+0% $-26	+5% $-151	+10% $-275
Rent	-10% $-293	-5% $-160	+0% $-26	+5% $107	+10% $240
Rate	-1.0pp $195	-0.5pp $85	base $-26	+0.5pp $-140	+1.0pp $-256

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9053 Spanish Wells Ct Fort Mill, SC	3.0	3.5	2410	$3,900	$1.62	0d	1	0.08mi
14027 Ridgewater Way Charlotte, NC	4.0	3.5	2481	$3,250	$1.31	3d	1	0.94mi
1059 Woodlake Ln Fort Mill, SC	3.0	2.0	1650	$2,595	$1.57	6d	1	1.03mi
1059 Woodlake Ln Fort Mill, SC	3.0	2.0	1650	$2,595	$1.57	14d	1	1.03mi

Listing history 17 events

1. 2026-06-21
   days on market $439,900 Active 46 DOM
2. 2026-06-18
   days on market $439,900 Active 43 DOM
3. 2026-06-17
   days on market $439,900 Active 42 DOM
4. 2026-06-16
   days on market $439,900 Active 41 DOM
5. 2026-06-15
   days on market $439,900 Active 40 DOM
6. 2026-06-13
   days on market $439,900 Active 38 DOM
7. 2026-06-13
   days on market $439,900 Active 37 DOM
8. 2026-06-09
   days on market $439,900 Active 34 DOM
9. 2026-06-08
   days on market $439,900 Active 33 DOM
10. 2026-06-07
    pricedays on market $439,900 Active 32 DOM
11. 2026-06-04
    days on market $450,000 Active 29 DOM
12. 2026-06-03
    days on market $450,000 Active 28 DOM
13. 2026-06-02
    days on market $450,000 Active 27 DOM
14. 2026-06-01
    days on market $450,000 Active 26 DOM
15. 2026-05-31
    days on market $450,000 Active 25 DOM
16. 2026-05-14
    price $450,000
17. 2026-05-06
    listed $460,000 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: $2,420 · $202/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$87/yr (+$7/mo · 3.6%)

ⓘ 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 · 16 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: $40,487
• − Mortgage interest: −$24,641
• − Property taxes: −$2,420
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,239
• − Management: −$3,239
• − Depreciation: −$12,797
• Taxable loss: −$8,049
• Est. tax savings @ 24.0%: +$1,932
• After-tax cash flow: $1,614/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

-2.2% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $450,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-06 Listed $460,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $2,420 · -71.2% YoY. Source: county tax records.