206 Frances St · Clover, SC 29710

$200,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 200 Days on market

Built 1985 5,662 sqft lot Est $217k · 8% 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).

• Cash flow +14.4/30.0
• ARV discount +11.1/15.0
• Schools +5.4/10.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home was completely redone in 2022 roof, gutters, all new wiring in home, new plumbing and fixtures, new heat, all doors inside and outside replaced , floors. Complete kitchen remodel including granite and appliances, new trim and paint. Not a lot left to do to this home, move in ready. Great investment or first time buyer. Tons of cabinets in this home. Fire place is ready for gas logs. Fenced in back yard. New flooring has been replaced as of April 14, 2026.

Key facts

• New plumbing
• New wiring
• Tons of cabinets

Tags

• NEW WIRING
• NEW PLUMBING
• COMPLETE KITCHEN REMODEL
• TONS OF CABINETS
• FENCED IN BACK YARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: City water; Public sewer; Cable available
• Home design: Single family residence; One story; Site-built construction; Crawl space foundation
• Construction: Vinyl exterior
• Exterior features: Front porch; Wood fence enclosing back yard; Corner lot; Paved, publicly maintained road access

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Breakfast bar; Split bedroom layout; Living room fireplace
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $39 ($474/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (7.1% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 Middle (math 44% / reading 49%, grade D+, #44 of 229 statewide, top 19%, 988 students, 52% FRL); Clover High (math 86% / reading 94%, grade A+, #4 of 196 statewide, top 2%, 2,685 students, 35% FRL) — zoned schools average 48% FRL vs 26% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 359 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 200 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.
• Current owner paid $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $217,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Forest St	0.10mi	2/1.0	1,103 (+5%)	5mo	$160,000	$145	83
132 Oak St	0.19mi	2/2.0	1,122 (+7%)	6mo	$224,000	$200	71
206 Mcconnell St	0.30mi	2/2.0	1,134 (+8%)	3mo	$197,000	$174	66
206 Hawthorne Ln	0.20mi	2/2.0	967 (-8%)	9mo	$210,000	$217	66
118 Sunset Dr	0.17mi	2/2.0	962 (-8%)	11mo	$210,000	$218	65
105 Hilltop Ln	0.58mi	2/2.0	1,022 (-3%)	2mo	$282,000	$276	63
418 Stokes Ave	0.48mi	3/2.0 (+1)	1,066 (+2%)	7mo	$285,000	$267	60
301 Valley Avenue Ave	0.40mi	2/1.0	900 (-14%)	2mo	$85,000	$94	56
1152 Faulkner Rd	0.44mi	3/1.5 (+1)	1,146 (+9%)	3mo	$237,500	$207	55
104 Maple St	0.43mi	3/2.0 (+1)	1,154 (+10%)	2mo	$224,900	$195	53
502 Kings Mountain St	0.75mi	3/1.0 (+1)	1,042 (-1%)	11mo	$199,900	$192	49
2001 Roscommon Dr	0.74mi	3/2.0 (+1)	1,192 (+14%)	5mo	$251,500	$211	30

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-33,718
• Equity at exit: $29,821

10-year hold

• IRR: -14.1%
• Equity multiple: 0.27×
• Total profit: $-41,154
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$296 /mo · $3,550/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $39

Break-even live

Break-even rent $1,808

Max offer price $200,000

Occupancy floor 93%

Sensitivity live

Price	-10% $153	-5% $96	+0% $39	+5% $-17	+10% $-74
Rent	-10% $-107	-5% $-34	+0% $39	+5% $113	+10% $186
Rate	-1.0pp $140	-0.5pp $90	base $39	+0.5pp $-12	+1.0pp $-65

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1157 Faulkner Rd Unit Main Clover, SC	3.0	2.0	1100	$1,925	$1.75	26d	1	0.41mi
110 Willow St Clover, SC	3.0	2.0	1300	$1,835	$1.41	26d	1	0.44mi
142 Rockford Way Clover, SC	1.0–3.0	1.0–2.0	969	$1,360	$1.40	0d	1	0.65mi
614 Kings Mountain St Clover, SC	1.0	1.0	1100	$699	$0.64	26d	1	0.85mi
102 Mobley St Clover, SC	1.0	1.0	1100	$690	$0.63	6d	1	0.86mi
316 Zion Church Rd Clover, SC	3.0	2.0	1500	$2,295	$1.53	4d	1	1.20mi

Listing history 25 events

1. 2026-06-07
   statusdays on market $200,000 Pending 200 DOM
2. 2026-06-04
   days on market $200,000 Active Under Contract 199 DOM
3. 2026-06-03
   days on market $200,000 Active Under Contract 198 DOM
4. 2026-06-02
   days on market $200,000 Active Under Contract 197 DOM
5. 2026-06-01
   days on market $200,000 Active Under Contract 196 DOM
6. 2026-05-31
   days on market $200,000 Active Under Contract 195 DOM
7. 2026-05-05
   historical Active Under Contract
8. 2025-12-01
   status Active
9. 2025-11-24
   historical Active Under Contract
10. 2025-11-17
    listed $200,000 Active
11. 2022-07-25
    soldstatus $85,000
12. 2022-05-12
    status Active
13. 2022-04-24
    historical Active Under Contract
14. 2022-04-18
    price $115,000
15. 2022-04-05
    status Active
16. 2022-04-05
    price $125,000
17. 2022-02-17
    historical Active Under Contract
18. 2022-02-09
    price $130,000
19. 2022-02-03
    price $135,000
20. 2022-01-20
    price $140,000
21. 2022-01-03
    price $145,000
22. 2021-12-16
    listed $150,000 Active
23. 2010-12-07
    soldstatus $15,000
24. 2010-04-02
    soldstatus $8,000
25. 1991-11-25
    soldstatus $32,000

ⓘ 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: $3,550 · $296/mo
• Projected year-2 tax: $3,550 · $296/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 5/10 Major 22% 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: $22,290
• − Mortgage interest: −$11,203
• − Property taxes: −$3,550
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,818
• Taxable loss: −$2,847
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,157/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

+525.0% since first listed

19 events — show timeline

• 2026-05-05 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-12-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-11-24 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-11-17 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-25 Sold (Public Records) $85,000 Public Records
• 2022-05-12 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-04-24 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-04-18 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2022-04-05 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-04-05 Price Changed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2022-02-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-02-09 Price Changed $130,000 CANOPYMLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $135,000 CANOPYMLS as Distributed by MLS Grid
• 2022-01-20 Price Changed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2022-01-03 Price Changed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2021-12-16 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2010-12-07 Sold (Public Records) $15,000 Public Records
• 2010-04-02 Sold (Public Records) $8,000 Public Records
• 1991-11-25 Sold (Public Records) $32,000 Public Records

Property tax history

+19.0%/yr

Latest (2025): $3,550 · +17.2% YoY. Source: county tax records.