605 Sparano Loop · York, SC 29745

$259,519

3 bd · 2.5 ba · 1,657 sqft · Townhouse · 88 Days on market

Built 2026 Good condition Est $237k · 10% over

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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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• ARV discount +3.2/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Past the foyer of this new two-story townhome is a convenient, open-plan layout shared among the main living spaces. Showcasing a fully equipped kitchen, a family room made for gatherings and an intimate breakfast nook, while nearby is a patio for outdoor moments. Ideally upstairs are all three bedrooms to provide excellent sleeping accommodations, including the serene owner's suite with a private bathroom.

Key facts

• Family room
• Open-plan layout
• Patio

Tags

• OPEN-PLAN LAYOUT
• FULLY EQUIPPED KITCHEN
• FAMILY ROOM
• INTIMATE BREAKFAST NOOK
• PATIO
• THREE BEDROOMS

Property features AI

Finance

• Other: Listing status: Active; Last modified: 2026-05-21
• Financial info: List price $272,519

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family new construction (Spec)
• Exterior features: Address: 605 Sparano Loop, York, SC 29745

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Drayton VE plan; Living area approximately 1657 square feet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 546 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 88 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,947 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $236,951
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 Sparano Loop	0.02mi	3/2.5	1,657 (0%)	1mo	$243,132	$147	98
647 Sparano Loop	0.16mi	3/2.5	1,657 (0%)	1mo	$237,649	$143	92
643 Sparano Loop	0.16mi	3/2.5	1,661 (+0%)	1mo	$235,000	$141	91
621 Sparano Loop	0.18mi	3/2.5	1,657 (0%)	1mo	$225,849	$136	91
625 Sparano Loop	0.18mi	3/2.5	1,661 (+0%)	1mo	$245,000	$148	90
613 Sparano Loop	0.21mi	3/2.5	1,657 (0%)	1mo	$225,849	$136	90
620 Sparano Loop	0.20mi	3/2.5	1,680 (+1%)	1mo	$224,999	$134	88
612 Sparano Loop	0.20mi	3/2.5	1,680 (+1%)	1mo	$236,599	$141	88
609 Sparano Loop	0.23mi	3/2.5	1,661 (+0%)	1mo	$256,000	$154	88
624 Sparano Loop	0.19mi	3/2.5	1,691 (+2%)	1mo	$267,429	$158	87

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-23,134
• Equity at exit: $38,695

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,327
• Equity at exit: $22,438

Cash invested: $72,665 (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: 546
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,645 medium
• Mortgage (P&I): −$1,361
• Tax est. 1.5%: −$324 /mo · $3,893/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $296

Break-even live

Break-even rent $2,270

Max offer price $259,519

Occupancy floor 84%

Sensitivity live

Price	-10% $476	-5% $386	+0% $296	+5% $207	+10% $117
Rent	-10% $87	-5% $192	+0% $296	+5% $401	+10% $505
Rate	-1.0pp $427	-0.5pp $362	base $296	+0.5pp $229	+1.0pp $161

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: $64,880
• Closing costs: $7,786
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	25d	1	0.80mi
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	5d	1	0.85mi

Listing history 15 events

1. 2026-06-21
   days on market $259,519 Active 88 DOM
2. 2026-06-18
   days on market $259,519 Active 85 DOM
3. 2026-06-17
   days on market $259,519 Active 84 DOM
4. 2026-06-16
   days on market $259,519 Active 83 DOM
5. 2026-06-15
   days on market $259,519 Active 82 DOM
6. 2026-06-13
   days on market $259,519 Active 80 DOM
7. 2026-06-10
   price $259,519 Active 76 DOM
8. 2026-06-09
   days on market $274,519 Active 76 DOM
9. 2026-06-08
   days on market $274,519 Active 75 DOM
10. 2026-06-07
    days on market $274,519 Active 74 DOM
11. 2026-06-04
    days on market $274,519 Active 71 DOM
12. 2026-06-03
    days on market $274,519 Active 70 DOM
13. 2026-06-02
    pricedays on market $274,519 Active 69 DOM
14. 2026-06-01
    days on market $272,519 Active 68 DOM
15. 2026-05-31
    days on market $272,519 Active 67 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 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: $31,745
• − Mortgage interest: −$14,537
• − Property taxes: −$3,893
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$7,550
• Taxable loss: −$611
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $3,704/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Clean windows — Improves natural light and view
• Both Update flooring — Modernizes the space and adds value
• Both Update kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Clean windows — Improves natural light and view ↑
• Both Update flooring — Modernizes the space and adds value ↑
• Both Update kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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