1222 Ambrosia Dr · York, SC 29745

$337,749

5 bd · 2.5 ba · 2,213 sqft · SingleFamily · 111 Days on market

Built 2026 Good condition 2-car garage $153/sqft · 9% below area Est $369k · 9% under ↓ 4% since listing

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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).

• ARV discount +11.4/15.0
• Cash flow +8.0/30.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is designed for family living. It showcases an open-concept layout among the first-floor family room, breakfast room and kitchen. Upstairs balances shared living and privacy with a centrally located loft and five bedrooms including the owner's suite, three of which have walk-in closets.

Key facts

• Breakfast room
• Walk-in closets
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• FIRST-FLOOR FAMILY ROOM
• BREAKFAST ROOM
• CENTRALLY LOCATED LOFT
• OWNER'S SUITE
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $338k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (25.6% below list).
• Recommended offer: $251k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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: Hunter Street Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 405 students, 74% FRL); York Middle (math 21% / reading 33%, grade F, #153 of 229 statewide, top 68%, 814 students, 72% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 71% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 837 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).
• This rent runs 38% 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 $10k 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 111 days — a 9% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $251,250 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $369,436
• List price: $337,749
• Delta: -8.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Sansberry Dr	0.24mi	4/2.5 (-1)	2,305 (+4%)	5mo	$291,500	$126	73
3241 Oberon St	0.35mi	4/3.0 (-1)	2,328 (+5%)	0mo	$437,400	$188	68
513 Sansberry Dr	0.31mi	4/2.5 (-1)	2,051 (-7%)	0mo	$295,000	$144	68
1120 Haltom Holw	0.67mi	5/2.5	2,213 (0%)	4mo	$349,999	$158	66
326 Olympia Way	0.39mi	5/3.0	2,352 (+6%)	5mo	$335,000	$142	65
184 Bellina Dr	0.39mi	4/2.5 (-1)	2,328 (+5%)	4mo	$376,282	$162	65
772 Candela Ct	0.44mi	4/2.5 (-1)	2,106 (-5%)	3mo	$353,000	$168	64
170 Canoga Ave	0.31mi	4/2.5 (-1)	2,024 (-8%)	4mo	$328,000	$162	63
309 Olympia Way	0.35mi	4/2.5 (-1)	2,014 (-9%)	4mo	$314,900	$156	61
1123 Haltom Holw	0.66mi	5/2.5	2,306 (+4%)	2mo	$349,000	$151	60
1128 Haltom Holw	0.64mi	5/2.5	2,306 (+4%)	4mo	$339,349	$147	60
529 Ramona St	0.48mi	4/2.5 (-1)	2,328 (+5%)	5mo	$378,000	$162	59

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-81,127
• Equity at exit: $50,359

10-year hold

• IRR: -21.3%
• Equity multiple: -0.10×
• Total profit: $-104,415
• Equity at exit: $29,202

Cash invested: $94,570 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 24 under contract
• Months of supply: 13.1 mo (8%/mo absorbed)
• Median asking: $355,297 ($153/sqft)
• Median days on market: 41 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +8.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29745

• Home prices YoY: -30.3%
• Active inventory: 837
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$1,771
• Tax est. 1.5%: −$422 /mo · $5,066/yr
• Insurance: −$141
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-416

Break-even live

Break-even rent $3,039

Max offer price $277,598

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-299	+0% $-416	+5% $-532	+10% $-649
Rent	-10% $-614	-5% $-515	+0% $-416	+5% $-316	+10% $-217
Rate	-1.0pp $-246	-0.5pp $-330	base $-416	+0.5pp $-503	+1.0pp $-592

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: $84,437
• Closing costs: $10,132
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	43d	1	1.24mi

Property features AI

Finance

• HOA & community: Homeowners association (mandatory)Monthly association fee of $114Association managed by CAMSArchitectural review restriction

Exterior

• Parking: Detached 2-car garageDriveway
• Utilities: City waterPublic sewerUnderground utilities
• Home design: Single-family residence (residential)Two levelsUnder construction / New construction (proposed completion June 26, 2026)
• Construction: Site-built homeFiber cement exteriorSlab foundationBuilt by Lennar (model: Dickenson F)
• Exterior features: Located on a cul-de-sacConcrete and paved roads; road dedication to public use pending acceptanceCabanaOutdoor pool (community)

Interior

• Kitchen: DishwasherDisposalGas rangeIce makerMicrowaveTankless water heater
• Bedrooms: 5 bedrooms (all located on the upper level)
• Bathrooms: 2 full bathrooms1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas)Electric cooling with zoned system
• Interior features: Open floorplanKitchen island10 total rooms
• Laundry & utility: Laundry room on the upper level

Listing history 50 events

1. 2026-08-14
   days on marketlisting id $337,749 Active 111 DOM
2. 2026-08-13
   days on market $337,749 Active 100 DOM
3. 2026-08-12
   days on market $337,749 Active 99 DOM
4. 2026-08-11
   days on market $337,749 Active 98 DOM
5. 2026-08-10
   days on market $337,749 Active 97 DOM
6. 2026-08-09
   days on market $337,749 Active 96 DOM
7. 2026-08-08
   days on market $337,749 Active 95 DOM
8. 2026-08-06
   days on market $337,749 Active 93 DOM
9. 2026-08-05
   days on market $337,749 Active 92 DOM
10. 2026-08-04
    days on market $337,749 Active 91 DOM
11. 2026-08-03
    days on market $337,749 Active 90 DOM
12. 2026-07-31
    days on market $337,749 Active 87 DOM
13. 2026-07-30
    days on market $337,749 Active 86 DOM
14. 2026-07-30
    days on market $337,749 Active 85 DOM
15. 2026-07-28
    pricedays on market $337,749 Active 84 DOM
16. 2026-07-26
    days on market $339,749 Active 82 DOM
17. 2026-07-24
    days on market $339,749 Active 80 DOM
18. 2026-07-23
    days on market $339,749 Active 79 DOM
19. 2026-07-22
    price $339,749 Active 78 DOM
20. 2026-07-22
    days on market $339,999 Active 78 DOM
21. 2026-07-21
    days on market $339,999 Active 77 DOM
22. 2026-07-20
    days on market $339,999 Active 76 DOM
23. 2026-07-18
    days on market $339,999 Active 74 DOM
24. 2026-07-18
    days on market $339,999 Active 73 DOM
25. 2026-07-16
    days on market $339,999 Active 72 DOM
26. 2026-07-15
    days on market $339,999 Active 71 DOM
27. 2026-07-14
    days on market $339,999 Active 70 DOM
28. 2026-07-13
    days on market $339,999 Active 69 DOM
29. 2026-07-13
    days on market $339,999 Active 68 DOM
30. 2026-07-11
    days on market $339,999 Active 67 DOM
31. 2026-07-10
    days on market $339,999 Active 66 DOM
32. 2026-07-09
    days on market $339,999 Active 65 DOM
33. 2026-07-07
    days on market $339,999 Active 63 DOM
34. 2026-07-06
    days on market $339,999 Active 62 DOM
35. 2026-07-05
    days on market $339,999 Active 61 DOM
36. 2026-07-03
    days on market $339,999 Active 59 DOM
37. 2026-07-02
    days on market $339,999 Active 58 DOM
38. 2026-07-01
    days on market $339,999 Active 57 DOM
39. 2026-06-30
    days on market $339,999 Active 56 DOM
40. 2026-06-29
    price $339,999 Active 55 DOM
41. 2026-06-29
    days on market $346,749 Active 55 DOM
42. 2026-06-28
    days on market $346,749 Active 54 DOM
43. 2026-06-27
    days on market $346,749 Active 53 DOM
44. 2026-06-26
    days on market $346,749 Active 52 DOM
45. 2026-06-24
    days on market $346,749 Active 50 DOM
46. 2026-06-22
    days on market $346,749 Active 48 DOM
47. 2026-06-21
    days on market $346,749 Active 47 DOM
48. 2026-06-18
    days on market $346,749 Active 44 DOM

    Show marketing remark (311 chars)

    This new two-story home is designed for family living. It showcases an open-concept layout among the first-floor family room, breakfast room and kitchen. Upstairs balances shared living and privacy with a centrally located loft and five bedrooms including the owner's suite, three of which have walk-in closets.

49. 2026-06-17
    pricedays on market $346,749 Active 43 DOM
50. 2026-06-16
    days on market $344,749 Active 42 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $30,150
• − Mortgage interest: −$18,919
• − Property taxes: −$5,066
• − Insurance: −$2,486
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$9,825
• Taxable loss: −$10,971
• Est. tax savings @ 24.0%: +$2,633
• After-tax cash flow: $-2,355/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $11,065–$33,195 screening

This single-family home in Cannon Village, York, SC, is in good condition with a spacious floorplan and modern finishes. It's move-in ready with minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace light fixtures — Improves aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and energy savings ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hunter Street Elementary D SC #168/597 Nat'l #12,785/41,679 Middle York Middle F SC #153/229 Nat'l #9,793/14,009 High York Comprehensive High C+ SC #108/196 Nat'l #3,510/17,239

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

C Composite livability gradescore 65/100

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 · 307,757 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: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association (mandatory)Monthly association fee of $114Association managed by CAMSArchitectural review restriction

Exterior

• Parking: Detached 2-car garageDriveway
• Utilities: City waterPublic sewerUnderground utilities
• Home design: Single-family residence (residential)Two levelsUnder construction / New construction (proposed completion June 26, 2026)
• Construction: Site-built homeFiber cement exteriorSlab foundationBuilt by Lennar (model: Dickenson F)
• Exterior features: Located on a cul-de-sacConcrete and paved roads; road dedication to public use pending acceptanceCabanaOutdoor pool (community)

Interior

• Kitchen: DishwasherDisposalGas rangeIce makerMicrowaveTankless water heater
• Bedrooms: 5 bedrooms (all located on the upper level)
• Bathrooms: 2 full bathrooms1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas)Electric cooling with zoned system
• Interior features: Open floorplanKitchen island10 total rooms
• Laundry & utility: Laundry room on the upper level

Price history

-4.2% since first listed

10 events — show timeline

• 2026-06-18 Price Changed $346,749 Zillow
• 2026-06-16 Price Changed $346,749 CANOPYMLS as Distributed by MLS Grid
• 2026-06-04 Price Changed $344,749 Zillow
• 2026-06-03 Price Changed $344,749 CANOPYMLS as Distributed by MLS Grid
• 2026-06-02 Price Changed $349,749 Zillow
• 2026-06-01 Price Changed $349,749 CANOPYMLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $346,749 Zillow
• 2026-05-05 Listed $349,999 CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $349,999 Zillow
• 2026-04-25 Listed $361,999 Zillow