1162 State Line Rd · Lake Wylie, SC 29710

$189,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 22 Days on market

Built 2010 8,276 sqft lot Est $249k · 24% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.5/10.0
• Schools +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2010 Year Model Clayton Manufactured Home Approximately 1140 Sq Ft New Roof, New HVAC, New Hot Water Heater, New Floor Covering and Paint, New Stainless Side by Side Refrigerator with Water and Ice, Dishwasher and Smooth Top Range, Primary Bath with Dual Sinks Vanity, Dual Closets, Soaker Tub and Separate Shower, Central Heat and Air, Vinyl Tilt Windows, Permanent Foundation Brick Underpinned, Nice Front Deck, Concrete Drive, Conveniently Located, Nice Partially Wooded . 19 Acre Lot, Storage Shed, Public Water and Sewer. Really Nice almost Complete Remodel. Shows like New!

Key facts

• 8,276 sq ft lot
• Built 2010
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.5% in Lake Wylie — 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 68/100 on livability (#85 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D, amenities F, commute 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: Oakridge Elementary (math 74% / reading 65%, grade A-, #38 of 597 statewide, top 7%, 838 students, 29% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents flat; 356 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).

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 22 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $190k implies a 555% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $187,051 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.05% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $249,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1162 State Line Rd	0.00mi	3/2.0	1,140 (-6%)	1mo	$189,000	$166	89
210 Valley View Dr	0.73mi	3/2.0	1,340 (+10%)	8mo	$275,000	$205	43

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,296
• Equity at exit: $28,315

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $16,891
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $467

Break-even live

Break-even rent $1,408

Max offer price $189,900

Occupancy floor 72%

Sensitivity live

Price	-10% $575	-5% $521	+0% $467	+5% $413	+10% $360
Rent	-10% $309	-5% $388	+0% $467	+5% $546	+10% $625
Rate	-1.0pp $563	-0.5pp $515	base $467	+0.5pp $418	+1.0pp $368

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Main LN Lake Wylie, SC	3.0	2.0	938	$1,400	$1.49	24d	1	0.36mi
128 Summerglen Dr Gastonia, NC	3.0	2.0	1188	$1,600	$1.35	12d	1	1.18mi

Listing history 4 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   price $189,900
3. 2026-03-26
   listed $199,900 Active
4. 1996-08-30
   soldstatus $29,000

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$636/yr (+$53/mo · 142.5%)

ⓘ 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 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: $23,988
• − Mortgage interest: −$10,637
• − Property taxes: −$446
• − Insurance: −$950
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$5,524
• Taxable income: $2,592
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $4,982/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 — Lake Wylie

• Score: 68/100
• State rank: #85
• US rank: #9884

Category grades

Amenities F Commute F Cost of living D Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 281,758 people
• 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

+554.8% since first listed

4 events — show timeline

• 2026-04-17 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $189,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-26 Listed $199,900 CANOPYMLS as Distributed by MLS Grid
• 1996-08-30 Sold (Public Records) $29,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $446 · -3.1% YoY. Source: county tax records.