2468 Bonnie Gln · Clover, SC 29710

$285,000

4 bd · 2.0 ba · 1,475 sqft · Land · 187 Days on market

Built 2025 1.28 ac lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort and privacy with this brand-new 4-bedroom, 2-bath manufactured home situated on 1.28 acres of beautifully wooded land in desirable York. This new construction offers a modern, open-concept layout featuring a spacious living area, stylish kitchen with ample storage, and a split-bedroom floorplan for added convenience. The primary suite includes a large bathroom and walk-in closet, while the additional bedrooms provide flexibility for family, guests, or a home office. Welcome home to 2468 Bonnie Glen!

Key facts

• 1.28 acre lot
• Built 2025
• Listed 186 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system
• Home design: Single-family manufactured doublewide residence; One level; Under construction (proposed completion March 27, 2026)
• Construction: Manufactured construction; Vinyl exterior; Crawl space foundation; New construction
• Exterior features: Deck; Front porch; Rear porch; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop; Exhaust hood; Oven
• Bedrooms: 4 bedrooms on the main level
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 10 total rooms; Two or more access exits
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $285k.

Deal economics

• At list price, monthly cash flow is $64 ($774/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 $225k (21.1% below list).
• Recommended offer: $225k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 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: Harold C. Johnson Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 409 students, 100% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 84% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 359 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $9k 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 187 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $285k implies a 1045% 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 $224,754 (21.1% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-46,895
• Equity at exit: $42,494

10-year hold

• IRR: -12.7%
• Equity multiple: 0.32×
• Total profit: $-54,517
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,248 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $64

Break-even live

Break-even rent $2,166

Max offer price $285,000

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $145	+0% $64	+5% $-16	+10% $-97
Rent	-10% $-113	-5% $-24	+0% $64	+5% $153	+10% $242
Rate	-1.0pp $208	-0.5pp $137	base $64	+0.5pp $-9	+1.0pp $-84

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2802 Filbert Hwy Clover, SC	3.0	1.5	1410	$1,650	$1.17	0d	1	0.94mi

Listing history 17 events

1. 2026-06-21
   days on market $285,000 Active 187 DOM
2. 2026-06-18
   days on market $285,000 Active 184 DOM
3. 2026-06-17
   days on market $285,000 Active 183 DOM
4. 2026-06-16
   days on market $285,000 Active 182 DOM
5. 2026-06-15
   days on market $285,000 Active 181 DOM
6. 2026-06-13
   days on market $285,000 Active 179 DOM
7. 2026-06-09
   days on market $285,000 Active 175 DOM
8. 2026-06-08
   days on market $285,000 Active 174 DOM
9. 2026-06-07
   days on market $285,000 Active 173 DOM
10. 2026-06-04
    days on market $285,000 Active 170 DOM
11. 2026-06-03
    days on market $285,000 Active 169 DOM
12. 2026-06-02
    days on market $285,000 Active 168 DOM
13. 2026-06-01
    days on market $285,000 Active 167 DOM
14. 2026-05-31
    days on market $285,000 Active 166 DOM
15. 2026-01-20
    historical Active Under Contract
16. 2025-12-16
    listed $285,000 Active
17. 1999-06-04
    soldstatus $24,900

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$452/yr (+$38/mo · 38.5%)

ⓘ 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 3/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,970
• − Mortgage interest: −$15,964
• − Property taxes: −$1,173
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$8,291
• Taxable loss: −$4,198
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $1,781/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 — 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

• 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

+1044.6% since first listed

3 events — show timeline

• 2026-01-20 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-12-16 Listed $285,000 CANOPYMLS as Distributed by MLS Grid
• 1999-06-04 Sold (Public Records) $24,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,173 · +13.9% YoY. Source: county tax records.