532 Sansberry Dr · York, SC 29745

$279,900

3 bd · 2.5 ba · 2,000 sqft · SingleFamily public records · 54 Days on market

Built 2012 5,662 sqft lot Est $342k · 18% under $8/mo HOA

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2012, this York two-story home offers a one-car garage.

Key facts

• 5,662 sq ft lot
• Garage
• Built 2012

Property features AI

Finance

• Other: Total living area reported as 2004 (above grade finished area 2,004); Upper/main split with approximately half the living area on each level; Additional 70 sq ft of other space
• HOA & community: HOA required; Annual association fee of $100

Exterior

• Parking: Attached garage facing front; Driveway; 1-car garage
• Utilities: City water; Public sewer
• Home design: Single-family residence; Residential property; Two levels; Site-built construction; Vinyl exterior
• Construction: Slab foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all located on the upper level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 11 total rooms; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $266k (5.1% below list).
• Recommended offer: $266k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: schools D-, crime F, amenities 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.
• Market conditions: 541 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 40% 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 $8k 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 54 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,671 (5.1% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $342,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Roxanna Ln	0.14mi	3/2.5	2,074 (+4%)	1mo	$360,154	$174	87
309 Olympia Way	0.20mi	4/2.5 (+1)	2,014 (+1%)	0mo	$314,900	$156	84
170 Canoga Ave	0.21mi	4/2.5 (+1)	2,024 (+1%)	1mo	$328,000	$162	82
129 Bellina Dr	0.25mi	3/2.5	2,074 (+4%)	2mo	$349,500	$169	80
483 Olympia Way	0.39mi	4/3.0 (+1)	2,008 (+0%)	3mo	$343,000	$171	72
499 Switch St #128	0.48mi	3/2.5	2,088 (+4%)	8mo	$310,000	$148	63
208 Canoga Ave	0.26mi	4/3.0 (+1)	2,190 (+10%)	4mo	$385,000	$176	62
772 Candela Ct	0.56mi	4/2.5 (+1)	2,106 (+5%)	0mo	$353,000	$168	60
145 Ole Eastpointe Dr	0.41mi	3/2.0	1,773 (-11%)	1mo	$350,000	$197	59
133 Ole Eastpointe Dr	0.45mi	3/2.0	1,834 (-8%)	5mo	$350,000	$191	59
620 Candela Ct	0.44mi	3/2.5	1,748 (-13%)	4mo	$317,500	$182	55
156 Ella Claire Dr	0.74mi	3/3.0	2,211 (+10%)	8mo	$364,900	$165	40

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-28,680
• Equity at exit: $41,734

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,556
• Equity at exit: $24,201

Cash invested: $78,372 (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: 541
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,657 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$244 /mo · $2,931/yr
• Insurance: −$117
• HOA: −$8
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $262

Break-even live

Break-even rent $2,325

Max offer price $279,900

Occupancy floor 85%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	3d	1	0.49mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	24d	1	0.54mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 19 events

1. 2026-06-13
   statusdays on market $279,900 Pending 54 DOM
2. 2026-06-09
   days on market $279,900 Active 53 DOM
3. 2026-06-08
   days on market $279,900 Active 52 DOM
4. 2026-06-07
   days on market $279,900 Active 51 DOM
5. 2026-06-04
   days on market $279,900 Active 48 DOM
6. 2026-06-03
   days on market $279,900 Active 47 DOM
7. 2026-06-02
   days on market $279,900 Active 46 DOM
8. 2026-06-01
   days on market $279,900 Active 45 DOM
9. 2026-05-31
   days on market $279,900 Active 44 DOM
10. 2026-04-29
    price $279,900
11. 2026-04-17
    listed $284,500 Active
12. 2026-04-13
    historical $284,500
13. 2021-11-17
    soldstatus $251,000
14. 2021-11-16
    soldstatus $251,000 Closed 64-char remark

    Show marketing remark (64 chars)

    Built in 2012, this York two-story home offers a one-car garage.

15. 2021-10-04
    status Pending 64-char remark

    Show marketing remark (64 chars)

    Built in 2012, this York two-story home offers a one-car garage.

16. 2021-10-01
    listed $260,000 Active 64-char remark

    Show marketing remark (64 chars)

    Built in 2012, this York two-story home offers a one-car garage.

17. 2021-07-30
    soldstatus $243,700
18. 2018-07-06
    soldstatus $183,500
19. 2009-08-18
    soldstatus $259,400

ⓘ 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: $2,931 · $244/mo
• Projected year-2 tax: $2,931 · $244/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 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: $31,881
• − Mortgage interest: −$15,679
• − Property taxes: −$2,931
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − HOA: −$96
• − Depreciation: −$8,143
• Taxable loss: −$1,468
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $3,498/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

+7.9% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $279,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-17 Listed $284,500 CANOPYMLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $284,500 CANOPYMLS as Distributed by MLS Grid
• 2021-11-17 Sold (Public Records) $251,000 Public Records
• 2021-11-16 Sold (MLS) $251,000 CANOPYMLS as Distributed by MLS Grid
• 2021-10-04 Pending — CANOPYMLS as Distributed by MLS Grid
• 2021-10-01 Listed $260,000 CANOPYMLS as Distributed by MLS Grid
• 2021-07-30 Sold (Public Records) $243,700 Public Records
• 2018-07-06 Sold (Public Records) $183,500 Public Records
• 2009-08-18 Sold (Public Records) $259,400 Public Records

Property tax history

+38.2%/yr

Latest (2025): $2,931 · +15.8% YoY. Source: county tax records.