1006 Two Brothers Ln · York, SC 29745

$365,490

4 bd · 2.5 ba · 1,927 sqft · Land · 52 Days on market

Built 2026 4,791 sqft lot $102/mo HOA · 3% of rent

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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 +12.7/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see 1006 Two Brothers Lane located in York, SC! Welcome home to Fergus Crossing in Historic York, SC! This beautiful, brand new, move-in-ready home is in the charming and historic town of York, SC. York, SC is a short drive away from Charlotte, NC, just 28 miles away. Nestled in the desirable community of Fergus Crossing, residents enjoy outstanding amenities, including a pool, playground, pickleball courts, and walking trails. With its modern design, great location, and unbeatable price, this home offers exceptional value and comfort. Don’t miss your chance to make it yours! The Aisle is a spacious & modern two-story home designed with open concept living in mind. Th

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: HOA is mandatory; Association fee approximately $307 quarterly (annual ~ $1,228); Architectural review restrictions

Exterior

• Parking: Attached front-facing garage with garage door opener; Driveway; 2-car garage (approximately 427 sq ft)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; Public sewer
• Home design: Single family residence; Site-built construction; Under construction (new construction); Two stories; Proposed completion in 2026
• Construction: Partial brick, fiber cement and hardboard siding; Slab foundation; Built by D.R. Horton (builder model: AISLE/ F)
• Exterior features: Concrete and paved roads; Dedicated to public use pending acceptance; Community amenities: cabana, game court, outdoor pool, playground, sidewalks, walking trails

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 4 bedrooms (all on the upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Electric heating with heat pump; Zoned heating; Central air with zoned cooling
• Interior features: Open floor plan; Kitchen island; Pantry; Walk-in closets; Window treatments; Sliding doors; Electric fireplace in family room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-40 ($-482/yr) — negative.
• To cash-flow at today's rent, offer at most $358k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (20.2% below list).
• Recommended offer: $292k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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: 545 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 44% 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 $3k of loan paydown is wiped out by about $11k 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 52 days — a 3% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Recommended offer $291,675 (20.2% 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 52 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-61,851
• Equity at exit: $54,496

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-57,428
• Equity at exit: $31,601

Cash invested: $102,337 (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: 545
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,917 medium
• Mortgage (P&I): −$1,917
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$152
• HOA: −$102
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-40

Break-even live

Break-even rent $2,968

Max offer price $358,393

Occupancy floor 96%

Sensitivity live

Price	-10% $167	-5% $63	+0% $-40	+5% $-144	+10% $-247
Rent	-10% $-271	-5% $-155	+0% $-40	+5% $75	+10% $190
Rate	-1.0pp $144	-0.5pp $53	base $-40	+0.5pp $-135	+1.0pp $-231

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: $91,372
• Closing costs: $10,965
• 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	25d	1	0.59mi
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	5d	1	0.84mi

HOA detail

• Monthly dues: $102 · $1,224/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $365,490 Active 52 DOM
2. 2026-06-18
   days on market $365,490 Active 49 DOM
3. 2026-06-17
   days on market $365,490 Active 48 DOM
4. 2026-06-16
   days on market $365,490 Active 47 DOM
5. 2026-06-15
   days on market $365,490 Active 46 DOM
6. 2026-06-13
   days on market $365,490 Active 44 DOM
7. 2026-06-09
   days on market $365,490 Active 40 DOM
8. 2026-06-08
   days on market $365,490 Active 39 DOM
9. 2026-06-07
   days on market $365,490 Active 38 DOM
10. 2026-06-04
    days on market $365,490 Active 35 DOM
11. 2026-06-03
    days on market $365,490 Active 34 DOM
12. 2026-06-02
    days on market $365,490 Active 33 DOM
13. 2026-06-01
    days on market $365,490 Active 32 DOM
14. 2026-05-31
    days on market $365,490 Active 31 DOM
15. 2026-04-30
    listed $365,490 Active
16. 2025-10-02
    soldstatus $2,956,608

ⓘ 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: $2,081 · $173/mo
• Projected year-2 tax: $2,083 · $174/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,001
• − Mortgage interest: −$20,473
• − Property taxes: −$2,081
• − Insurance: −$1,827
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$1,224
• − Depreciation: −$10,632
• Taxable loss: −$6,838
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $1,159/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 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

Price history

-87.6% since first listed

2 events — show timeline

• 2026-04-30 Listed $365,490 CANOPYMLS as Distributed by MLS Grid
• 2025-10-02 Sold (Public Records) $2,956,608 Public Records