9118 Windjammer Dr · Tega Cay, SC 29708

$419,900

4 bd · 2.5 ba · 2,176 sqft · SingleFamily public records · 127 Days on market

Built 1973 10,018 sqft lot Est $514k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +6.1/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

Key facts

• Back deck
• Access to lake wylie
• Solar panels

Tags

• LEVEL FENCED IN PRIVATE YARD
• BACK DECK
• OVERSIZE LAUNDRY ROOM
• SOLAR PANELS
• ACCESS TO LAKE WYLIE
• WALKING AND BIKING TRAILS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Three open parking spaces
• Utilities: City water; Public sewer
• Home design: Single-family residential property; Two-story home; Site-built construction
• Construction: Wood construction; Composition roof; Crawl space foundation; Built as site-built
• Exterior features: Deck; Front porch; Rear porch; Wood fencing enclosing the backyard; Level lot; Concrete and paved road access (publicly maintained)

Interior

• Kitchen: Gas oven; Gas range; Microwave
• Bedrooms: Four bedrooms on the upper level; Bedrooms feature ceiling fans; primary includes a walk-in closet
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Central heating; Active solar; Central air; Ceiling fans; Attic fan
• Interior features: Attic stairs (pull-down); 13 total rooms; Gas fireplace with gas log in family room
• Laundry & utility: Main laundry room with washer and dryer hookups (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $49 ($585/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 $335k (20.1% below list).
• Recommended offer: $335k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.9% in Tega Cay — 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 71/100 on livability (#53 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• York 04 (suburban): math 65% / reading 71% proficiency, ranked #1 of 80 in SC (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Tega Cay Elementary (math 77% / reading 72%, grade A, #17 of 597 statewide, top 3%, 782 students, 15% FRL); Gold Hill Middle (math 66% / reading 73%, grade A, #8 of 229 statewide, top 4%, 855 students, 11% FRL); Fort Mill High (math 70% / reading 97%, grade A, #16 of 196 statewide, top 8%, 2,036 students, 20% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 395 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 30% of the median local income ($132k/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 $3k of loan paydown is wiped out by about $13k 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 127 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $242k; list at $420k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $335,449 (20.1% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $513,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25056 Timberlake Dr	0.20mi	3/2.5 (-1)	2,176 (0%)	11mo	$426,000	$196	76
26056 Neptunes Lndg	0.15mi	4/2.5	2,400 (+10%)	12mo	$750,000	$313	66
9111 Windjammer Dr	0.10mi	3/2.5 (-1)	1,894 (-13%)	8mo	$370,000	$195	63
10017 Bora Bora Dr	0.30mi	3/2.5 (-1)	2,352 (+8%)	8mo	$925,000	$393	60
16031 Samoa Ct	0.63mi	3/2.5 (-1)	2,192 (+1%)	5mo	$445,000	$203	60
5084 Mariana Ct	0.54mi	4/2.0	2,317 (+6%)	12mo	$475,000	$205	52
922 Knob Creek Ln	0.60mi	3/3.0 (-1)	2,293 (+5%)	9mo	$555,000	$242	48
16065 Taku Ct #65	0.74mi	4/3.0	2,031 (-7%)	9mo	$480,000	$236	45
16144 Tana Tea Cir	0.74mi	4/2.5	2,409 (+11%)	5mo	$520,000	$216	44
1033 Knob Creek Ln	0.56mi	3/3.0 (-1)	2,478 (+14%)	3mo	$520,000	$210	42
964 Knob Creek Ln	0.64mi	3/2.0 (-1)	1,945 (-11%)	11mo	$529,900	$272	36
16046 Pago Pago Dr	0.68mi	3/2.0 (-1)	1,869 (-14%)	8mo	$480,500	$257	31

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-69,994
• Equity at exit: $62,608

10-year hold

• IRR: -11.7%
• Equity multiple: 0.34×
• Total profit: $-77,104
• Equity at exit: $36,305

Cash invested: $117,572 (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 29708

• Rents YoY: 1.5%
• Active inventory: 395
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,354 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $49

Break-even live

Break-even rent $3,293

Max offer price $419,900

Occupancy floor 94%

Sensitivity live

Price	-10% $286	-5% $168	+0% $49	+5% $-70	+10% $-189
Rent	-10% $-216	-5% $-84	+0% $49	+5% $181	+10% $314
Rate	-1.0pp $260	-0.5pp $156	base $49	+0.5pp $-60	+1.0pp $-171

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9053 Spanish Wells Ct Fort Mill, SC	3.0	3.5	2410	$3,900	$1.62	0d	1	0.10mi
4167 Greenview Ct Fort Mill, SC	4.0	3.5	2880	$3,100	$1.08	23d	1	0.60mi
1059 Woodlake Ln Fort Mill, SC	3.0	2.0	1650	$2,595	$1.57	6d	1	0.97mi
1059 Woodlake Ln Fort Mill, SC	3.0	2.0	1650	$2,595	$1.57	14d	1	0.97mi
14027 Ridgewater Way Charlotte, NC	4.0	3.5	2481	$3,250	$1.31	3d	1	1.03mi

Listing history 33 events

1. 2026-06-21
   days on market $419,900 Active 127 DOM
2. 2026-06-18
   days on market $419,900 Active 124 DOM
3. 2026-06-17
   days on market $419,900 Active 123 DOM
4. 2026-06-16
   days on market $419,900 Active 122 DOM
5. 2026-06-15
   days on market $419,900 Active 121 DOM
6. 2026-06-13
   days on market $419,900 Active 119 DOM
7. 2026-06-13
   days on market $419,900 Active 118 DOM
8. 2026-06-09
   days on market $419,900 Active 115 DOM
9. 2026-06-08
   days on market $419,900 Active 114 DOM
10. 2026-06-07
    days on market $419,900 Active 113 DOM
11. 2026-06-04
    days on market $419,900 Active 110 DOM
12. 2026-06-03
    days on market $419,900 Active 109 DOM
13. 2026-06-02
    days on market $419,900 Active 108 DOM
14. 2026-06-01
    days on market $419,900 Active 107 DOM
15. 2026-05-31
    days on market $419,900 Active 106 DOM
16. 2026-05-10
    price $424,900
17. 2026-04-18
    price $429,900
18. 2026-03-20
    price $434,900
19. 2026-03-03
    price $439,900
20. 2026-02-14
    listed $444,900 Active
21. 2020-06-15
    soldstatus $242,500
22. 2020-06-12
    soldstatus $242,500 Closed 246-char remark

    Show marketing remark (246 chars)

    This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

23. 2020-05-09
    status Pending 246-char remark

    Show marketing remark (246 chars)

    This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

24. 2020-05-01
    price $249,000 246-char remark

    Show marketing remark (246 chars)

    This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

25. 2020-04-15
    price $250,500 246-char remark

    Show marketing remark (246 chars)

    This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

26. 2020-03-18
    price $255,500 246-char remark

    Show marketing remark (246 chars)

    This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

27. 2020-03-05
    price $272,000 246-char remark

    Show marketing remark (246 chars)

    This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

28. 2020-02-07
    listed $275,000 Active 246-char remark

    Show marketing remark (246 chars)

    This Fort Mill two-story home offers a fireplace, a kitchen pantry, a breakfast bar, a master bath step-in shower, and a covered deck. Updates include new carpet in select rooms and fresh interior paint. This home is vacant and cleaned regularly.

29. 2020-01-21
    soldstatus $258,300
30. 2013-04-29
    soldstatus $165,000
31. 2013-04-23
    soldstatus $165,000 272-char remark

    Show marketing remark (272 chars)

    This home has a large Great Room, with an eat in kitchen and formal rooms. Seller is in the process of putting in new flooring. Great home for this price! Enjoy four bedrooms upstairs and plenty of room to enjoy the outdoors. Come enjoy Tega Cay and all it's amenities.

32. 2011-05-12
    listed $175,000
33. 1992-03-05
    soldstatus $85,000

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 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: $40,254
• − Mortgage interest: −$23,521
• − Property taxes: −$2,692
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − Depreciation: −$12,215
• Taxable loss: −$6,714
• Est. tax savings @ 24.0%: +$1,611
• After-tax cash flow: $2,197/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 04
• NCES district ID: 4503900
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 71% ▬ 0.00%
• Median HH income: $79,981
• Composite: 60.56/100
• National rank: #835
• State rank: #1 of 80 in SC

Livability — Tega Cay

• Score: 71/100
• State rank: #53
• US rank: #7067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tega Cay, SC
• County: York County · 281,758 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 43,515
• Household income: $132,018
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1018.0

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 (70%)
• Race & ethnicity: White 70% Black 9% Hispanic / Latino 9% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -236.85%
• Current HPI: 280.4059
• Rent YoY: ▲ 1.52%
• 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

+399.9% since first listed

18 events — show timeline

• 2026-05-10 Price Changed $424,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $429,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $434,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $439,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-14 Listed $444,900 CANOPYMLS as Distributed by MLS Grid
• 2020-06-15 Sold (Public Records) $242,500 Public Records
• 2020-06-12 Sold (MLS) $242,500 CANOPYMLS as Distributed by MLS Grid
• 2020-05-09 Pending — CANOPYMLS as Distributed by MLS Grid
• 2020-05-01 Price Changed $249,000 CANOPYMLS as Distributed by MLS Grid
• 2020-04-15 Price Changed $250,500 CANOPYMLS as Distributed by MLS Grid
• 2020-03-18 Price Changed $255,500 CANOPYMLS as Distributed by MLS Grid
• 2020-03-05 Price Changed $272,000 CANOPYMLS as Distributed by MLS Grid
• 2020-02-07 Listed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2020-01-21 Sold (Public Records) $258,300 Public Records
• 2013-04-29 Sold (Public Records) $165,000 Public Records
• 2013-04-23 Sold (MLS) $165,000 CANOPYMLS as Distributed by MLS Grid
• 2011-05-12 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 1992-03-05 Sold (Public Records) $85,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $2,692 · +12.6% YoY. Source: county tax records.