Drayton VE Plan · York, SC 29745

$235,999

3 bd · 2.5 ba · 1,657 sqft · Townhouse · 30 Days on market

Good condition Garage

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Past the foyer of this new two-story townhome is a convenient, open-plan layout shared among the main living spaces. Showcasing a fully equipped kitchen, a family room made for gatherings and an intimate breakfast nook, while nearby is a patio for outdoor moments. Ideally upstairs are all three bedrooms to provide excellent sleeping accommodations, including the serene owner's suite with a private bathroom.

Key facts

• Serene owner's suite
• Family room
• Open-plan layout

Tags

• OPEN-PLAN LAYOUT
• FULLY EQUIPPED KITCHEN
• FAMILY ROOM
• INTIMATE BREAKFAST NOOK
• PATIO
• SERENE OWNER'S SUITE

🏗️ New construction. The $235,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $241,166.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $236k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $236k).
• Recommended offer: $232k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Hunter Street Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 405 students, 74% FRL); York Middle (math 21% / reading 33%, grade F, #153 of 229 statewide, top 68%, 814 students, 72% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 71% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 837 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 36% 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 30 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $232,459 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $241,166
• List price: $235,999
• Delta: -2.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
669 Sparano Loop	0.02mi	3/2.5	1,661 (+0%)	0mo	$229,699	$138	98
696 Sparano Loop	0.02mi	3/2.5	1,657 (0%)	1mo	$249,999	$151	98
673 Sparano Loop	0.02mi	3/2.5	1,657 (0%)	1mo	$245,000	$148	98
684 Sparano Loop #169	0.02mi	3/2.5	1,661 (+0%)	1mo	$259,999	$157	98
665 Sparano Loop	0.02mi	3/2.5	1,657 (0%)	2mo	$253,020	$153	97
635 Sparano Loop	0.02mi	3/2.5	1,661 (+0%)	2mo	$230,000	$138	97
631 Sparano Loop	0.17mi	3/2.5	1,657 (0%)	1mo	$239,199	$144	91
651 Sparano Loop	0.17mi	3/2.5	1,661 (+0%)	1mo	$231,549	$139	91
249 Fourth St	0.27mi	3/2.5	1,680 (+1%)	1mo	$243,699	$145	84
241 Fourth St	0.27mi	3/2.5	1,680 (+1%)	2mo	$264,000	$157	84
253 Fourth St	0.27mi	3/2.5	1,680 (+1%)	2mo	$249,999	$149	84
289 Fourth St	0.27mi	3/2.5	1,680 (+1%)	2mo	$270,179	$161	84

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-30,624
• Equity at exit: $35,959

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-15,568
• Equity at exit: $20,852

Cash invested: $67,526 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 43 active · 22 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $248,649 ($150/sqft)
• Median days on market: 41 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29745

• Home prices YoY: -30.3%
• Active inventory: 837
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,265
• Tax est. 1.5%: −$301 /mo · $3,617/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $132

Break-even live

Break-even rent $2,194

Max offer price $241,166

Occupancy floor 89%

Sensitivity live

Price	-10% $298	-5% $215	+0% $132	+5% $48	+10% $-35
Rent	-10% $-55	-5% $38	+0% $132	+5% $225	+10% $318
Rate	-1.0pp $253	-0.5pp $193	base $132	+0.5pp $69	+1.0pp $5

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: $60,291
• Closing costs: $7,235
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
985 Anchor Way York, SC	2.0	2.5	1261	$1,695	$1.34	3d	1	0.80mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	119d	1	0.80mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,470	$1.73	76d	1	0.81mi
969 Anchor Way York, SC	2.0	2.5	1264	$1,695	$1.34	27d	1	0.81mi
6 Wray St York, SC	3.0	2.0	1250	$2,000	$1.60	6d	1	0.85mi
495 Switch St York, SC	3.0	2.5	1928	$2,395	$1.24	88d	1	0.85mi
233 Lincoln Rd York, SC	3.0	2.0	1359	$2,100	$1.55	10d	1	1.00mi
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	43d	1	1.27mi

Property features AI

Finance

• Other: Address: 800 Sparano Loop, York SC 29745Status: ActiveLast modified: 2026-06-26
• Financial info: List price $235,999

Exterior

• Parking: 1 garage space (1 parking space total)
• Home design: New construction planEntry listed as Drayton Plan
• Exterior features: Living area of 1657

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan name: Drayton

Listing history 18 events

1. 2026-06-26
   days on market $235,999 Active 30 DOM
2. 2026-06-24
   days on market $235,999 Active 28 DOM
3. 2026-06-22
   days on market $235,999 Active 26 DOM
4. 2026-06-21
   days on market $235,999 Active 25 DOM
5. 2026-06-18
   days on market $235,999 Active 22 DOM
6. 2026-06-17
   days on market $235,999 Active 21 DOM
7. 2026-06-16
   days on market $235,999 Active 20 DOM
8. 2026-06-15
   days on market $235,999 Active 19 DOM
9. 2026-06-13
   days on market $235,999 Active 17 DOM
10. 2026-06-10
    price $235,999 Active 13 DOM
11. 2026-06-09
    days on market $250,999 Active 13 DOM
12. 2026-06-08
    days on market $250,999 Active 12 DOM
13. 2026-06-07
    days on market $250,999 Active 11 DOM
14. 2026-06-04
    days on market $250,999 Active 8 DOM
15. 2026-06-03
    days on market $250,999 Active 7 DOM
16. 2026-06-02
    pricedays on market $250,999 Active 6 DOM
17. 2026-06-01
    days on market $248,999 Active 5 DOM
18. 2026-05-31
    days on market $248,999 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $28,324
• − Mortgage interest: −$13,509
• − Property taxes: −$3,617
• − Insurance: −$2,003
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$7,016
• Taxable loss: −$2,354
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $2,143/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 · 12 photos

Good 80/100 None rehab

This well-maintained townhouse is move-in ready with a good condition score and potential for minor updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hunter Street Elementary D SC #168/597 Nat'l #12,785/41,679 Middle York Middle F SC #153/229 Nat'l #9,793/14,009 High York Comprehensive High C+ SC #108/196 Nat'l #3,510/17,239

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

C Composite livability gradescore 65/100

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 · 307,757 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: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Address: 800 Sparano Loop, York SC 29745Status: ActiveLast modified: 2026-06-26
• Financial info: List price $235,999

Exterior

• Parking: 1 garage space (1 parking space total)
• Home design: New construction planEntry listed as Drayton Plan
• Exterior features: Living area of 1657

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan name: Drayton