305 Mobley St · Clover, SC 29710

$239,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 101 Days on market

Built 1998 0.29 ac lot Est $276k · 13% under ↓ 11% since listing

---

Why this score? — see what drove the C+ 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 +22.1/30.0
• ARV discount +13.5/15.0
• DSCR +7.1/10.0
• Schools +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully designed home featuring a convenient guest suite on the main level and a spacious master retreat upstairs. Perfect for entertaining, the home offers a formal dining room, bright living spaces, and a country porch that invites you to relax and enjoy the outdoors. The spacious backyard is ideal for gatherings, gardening, or play, while the home’s location places you just a short walk from the park and ball field. Nestled in a growing community, this property combines small-town charm with everyday convenience. Don’t miss the opportunity to make this versatile and inviting home yours!

Key facts

• Master retreat
• Formal dining room
• Spacious backyard

Tags

• GUEST SUITE
• MASTER RETREAT
• FORMAL DINING ROOM
• COUNTRY PORCH
• SPACIOUS BACKYARD
• SHORT WALK FROM PARK

Property features AI

Finance

• HOA & community: No HOA; Community features: Other

Exterior

• Parking: Driveway; Parking spaces; 2-car garage
• Utilities: City water; Public sewer; Publicly maintained paved concrete road
• Home design: Single family residence; Residential property; Completed development; Two levels
• Construction: Site-built construction; Hardboard siding; Crawl space foundation
• Exterior features: Front porch; Rear porch; Partially fenced yard

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: 8 total rooms; Other appliances
• Laundry & utility: Laundry inside on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/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 $232k (3.4% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Kinard Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 441 students, 61% 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; 356 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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 101 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wind risk, 25% 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 $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $276,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Final Stretch Ln	0.27mi	3/2.5	1,414 (-2%)	3mo	$299,000	$211	80
308 Zion Church Rd	0.19mi	3/2.0	1,596 (+11%)	1mo	$347,500	$218	73
603 Old North Main St	0.47mi	3/2.0	1,298 (-10%)	0mo	$215,700	$166	62
309 Irish Downs Dr	0.26mi	3/2.0	1,600 (+11%)	10mo	$255,000	$159	61
102 Ridge Ave	0.41mi	3/2.0	1,555 (+8%)	9mo	$376,000	$242	60
117 Franklin St	0.36mi	3/2.0	1,275 (-12%)	9mo	$285,000	$224	57
1518 Glenbar Ct	0.40mi	3/2.5	1,580 (+10%)	12mo	$275,000	$174	53
759 Victory Gallop Ave	0.38mi	3/2.5	1,620 (+12%)	11mo	$265,000	$164	50
324 Gaines Rd	0.38mi	4/2.5 (+1)	1,613 (+12%)	9mo	$325,000	$201	48
104 Franklin St	0.43mi	3/2.0	1,230 (-15%)	10mo	$112,000	$91	48
404 N Main St	0.59mi	4/2.5 (+1)	1,578 (+10%)	7mo	$224,900	$143	44
210 Smith St	0.74mi	2/1.0 (-1)	1,535 (+7%)	5mo	$295,000	$192	42

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-19,331
• Equity at exit: $35,770

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-4,731
• Equity at exit: $20,742

Cash invested: $67,172 (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 29710

• Rents YoY: 0.9%
• Active inventory: 356
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $384

Break-even live

Break-even rent $1,830

Max offer price $239,900

Occupancy floor 78%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Zion Church Rd Clover, SC	3.0	2.0	1500	$2,295	$1.53	2d	1	0.16mi
294 Zion Church Rd Clover, SC	3.0	2.0	1596	$2,295	$1.44	2d	1	0.16mi
142 Rockford Way Clover, SC	1.0–3.0	1.0–2.0	969	$1,702	$1.76	2d	1	0.78mi
1157 Faulkner Rd Unit Main Clover, SC	3.0	2.0	1100	$1,925	$1.75	24d	1	1.11mi
6056 Shamrock Green Dr Clover, SC	3.0	2.5	1591	$2,300	$1.45	3d	1	1.23mi
328 Drawbar Dr Clover, SC	3.0	2.5	1704	$2,200	$1.29	16d	1	1.23mi
328 Drawbar Dr Clover, SC	3.0	2.5	1704	$2,200	$1.29	18d	1	1.23mi
110 Willow St Clover, SC	3.0	2.0	1300	$1,835	$1.41	24d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $239,900 Active 101 DOM
2. 2026-06-17
   days on market $239,900 Active 100 DOM
3. 2026-06-16
   days on market $239,900 Active 99 DOM
4. 2026-06-15
   days on market $239,900 Active 98 DOM
5. 2026-06-13
   days on market $239,900 Active 96 DOM
6. 2026-06-13
   days on market $239,900 Active 95 DOM
7. 2026-06-09
   days on market $239,900 Active 92 DOM
8. 2026-06-08
   days on market $239,900 Active 91 DOM
9. 2026-06-07
   days on market $239,900 Active 90 DOM
10. 2026-06-04
    days on market $239,900 Active 87 DOM
11. 2026-06-03
    days on market $239,900 Active 86 DOM
12. 2026-06-02
    days on market $239,900 Active 85 DOM
13. 2026-06-01
    days on market $239,900 Active 84 DOM
14. 2026-05-31
    days on market $239,900 Active 83 DOM
15. 2026-03-09
    listed $239,900 Active
16. 2025-09-23
    price $239,900
17. 2025-08-26
    listed $269,900 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: $1,050 · $88/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$317/yr (+$26/mo · 30.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,795
• − Mortgage interest: −$13,438
• − Property taxes: −$1,050
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$6,979
• Taxable income: $681
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $4,448/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

-11.1% since first listed

3 events — show timeline

• 2026-03-09 Listed $239,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $239,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-26 Listed $269,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

-5.5%/yr

Latest (2025): $1,050 · +12.3% YoY. Source: county tax records.