420 Brick House Rd · York, SC 29745

$355,595

4 bd · 2.5 ba · 2,317 sqft · SingleFamily · 118 Days on market

Built 2026 Good condition 6,534 sqft lot 2-car garage $153/sqft · 6% below area Est $378k · 6% under $90/mo HOA · 4% of rent ↓ 1% since listing

---

Why this score? — see what drove the F 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 +10.1/15.0
• Cash flow +6.0/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! Built by the 2025 National Builder of the Year, the Liberty is a stunning 4-bedroom, 2.5-bath residence offering 2,317 square feet of modern living. Its open-concept layout effortlessly connects kitchen, dining, and great room, creating the perfect space for everyday living and entertaining. Upstairs, you’ll find four spacious bedrooms, including a luxurious primary suite featuring an en-suite bath with walk-in closet. You'll find generously sized bedrooms and a large a hall bath featuring dual sinks and separate tub/shower area make getting ready a breeze! A centrally located loft offers space for entertainment or play time!

Key facts

• Access to rock hill
• Open-concept layout
• 6,534 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• UPSTAIRS LAUNDRY ROOM
• CENTRALLY LOCATED LOFT
• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO DOWNTOWN YORK
• ACCESS TO ROCK HILL

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $356k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-674 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (33.3% below list).
• Recommended offer: $237k (33.3% below list) — sets the bar for 1% rule.

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: Jefferson Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 418 students, 100% 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 80% FRL vs 54% district-wide (26 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 36% 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 $11k 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 118 days — a 9% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,191 (33.3% 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 118 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.67% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.12%
• DSCR: 0.64
• GRM: 12.5

CMA / ARV

• ARV (median comp): $377,663
• List price: $355,595
• Delta: -6.80%
• 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
455 Brick House Rd	0.08mi	4/3.0	2,264 (-2%)	6mo	$374,900	$166	85
458 Brick House Rd	0.09mi	3/3.0 (-1)	2,264 (-2%)	5mo	$371,900	$164	81
152 Ella Claire Dr	0.22mi	4/2.5	2,317 (0%)	12mo	$349,900	$151	80
231 Ella Claire Dr	0.13mi	3/2.0 (-1)	2,264 (-2%)	4mo	$354,900	$157	80
467 Brick House Rd	0.11mi	3/3.0 (-1)	2,264 (-2%)	6mo	$366,900	$162	79
211 Ella Claire Dr	0.17mi	3/3.0 (-1)	2,211 (-5%)	7mo	$356,301	$161	72
194 Ella Claire Dr	0.20mi	3/3.0 (-1)	2,211 (-5%)	10mo	$369,900	$167	68
199 Ella Claire Dr	0.21mi	4/2.5	2,578 (+11%)	6mo	$377,220	$146	67
463 Brick House Rd	0.10mi	5/3.0 (+1)	2,578 (+11%)	3mo	$406,500	$158	67
156 Ella Claire Dr	0.22mi	3/3.0 (-1)	2,211 (-5%)	11mo	$364,900	$165	66
187 Ella Claire Dr	0.23mi	5/3.0 (+1)	2,586 (+12%)	11mo	$392,220	$152	54
772 Candela Ct	0.64mi	4/2.5	2,106 (-9%)	3mo	$353,000	$168	52

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: -30.5%
• Equity multiple: -0.01×
• Total profit: $-100,434
• Equity at exit: $53,020

10-year hold

• IRR: -32.6%
• Equity multiple: -0.43×
• Total profit: $-142,332
• Equity at exit: $30,745

Cash invested: $99,567 (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: 36 active · 20 under contract
• Months of supply: 15.4 mo (6%/mo absorbed)
• Median asking: $350,974 ($153/sqft)
• Median days on market: 67 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +6.3% 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: 12.5×

Monthly cashflow live

• Estimated rent: $2,372 medium
• Mortgage (P&I): −$1,865
• Tax est. 1.5%: −$444 /mo · $5,334/yr
• Insurance: −$148
• HOA: −$90
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-674

Break-even live

Break-even rent $3,225

Max offer price $258,120

Occupancy floor —

Sensitivity live

Price	-10% $-428	-5% $-551	+0% $-674	+5% $-797	+10% $-919
Rent	-10% $-861	-5% $-767	+0% $-674	+5% $-580	+10% $-486
Rate	-1.0pp $-495	-0.5pp $-583	base $-674	+0.5pp $-766	+1.0pp $-860

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: $88,899
• Closing costs: $10,668
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Switch St York, SC	3.0	2.5	1928	$2,395	$1.24	88d	1	0.82mi

Property features AI

Finance

• Other: Zoning: R
• HOA & community: HOA managed by Kuester ManagementMandatory HOA duesHOA fee $270 quarterly

Exterior

• Parking: Attached garageDriveway2-car garage (main level)
• Utilities: City waterPublic sewer
• Home design: Single family residenceResidential propertyUnder construction (new construction)Two levelsLiberty model by Dream Finders HomesFacing/entry details not provided
• Construction: Site-built constructionFiber cement sidingStone veneerSlab foundationNew construction; proposed completion 2026-09-18
• Exterior features: Front porchRear porchConcrete and paved road accessPublicly maintained road

Interior

• Kitchen: DishwasherDisposalElectric ovenGas rangeMicrowaveElectric water heater
• Bedrooms: 4 bedrooms located on the upper level
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 13 total roomsDishwasherDisposalElectric ovenElectric water heaterGas rangeMicrowave
• Laundry & utility: Laundry room with electric dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $355,595 Active 118 DOM
2. 2026-09-23
   days on market $355,595 Active 117 DOM
3. 2026-09-22
   days on market $355,595 Active 116 DOM
4. 2026-09-21
   days on market $355,595 Active 115 DOM
5. 2026-09-20
   days on market $355,595 Active 114 DOM
6. 2026-09-19
   days on market $355,595 Active 113 DOM
7. 2026-09-18
   pricedays on market $355,595 Active 112 DOM
8. 2026-09-17
   days on market $351,990 Active 111 DOM
9. 2026-09-16
   days on market $351,990 Active 110 DOM
10. 2026-09-15
    days on market $351,990 Active 109 DOM
11. 2026-09-14
    days on market $351,990 Active 108 DOM
12. 2026-09-13
    days on market $351,990 Active 107 DOM
13. 2026-09-12
    days on market $351,990 Active 106 DOM
14. 2026-09-11
    days on market $351,990 Active 105 DOM
15. 2026-09-05
    days on market $351,990 Active 99 DOM
16. 2026-09-04
    days on market $351,990 Active 98 DOM
17. 2026-09-03
    days on market $351,990 Active 97 DOM
18. 2026-08-31
    days on market $351,990 Active 94 DOM
19. 2026-08-30
    days on market $351,990 Active 93 DOM
20. 2026-08-29
    days on market $351,990 Active 92 DOM
21. 2026-08-28
    days on market $351,990 Active 91 DOM
22. 2026-08-27
    days on market $351,990 Active 90 DOM
23. 2026-08-26
    days on market $351,990 Active 89 DOM
24. 2026-08-25
    days on market $351,990 Active 88 DOM
25. 2026-08-24
    days on market $351,990 Active 87 DOM
26. 2026-08-23
    days on market $351,990 Active 86 DOM
27. 2026-08-22
    days on market $351,990 Active 85 DOM
28. 2026-08-21
    days on market $351,990 Active 84 DOM
29. 2026-08-20
    days on market $351,990 Active 83 DOM
30. 2026-08-19
    days on market $351,990 Active 82 DOM
31. 2026-08-18
    days on market $351,990 Active 81 DOM
32. 2026-08-17
    days on market $351,990 Active 80 DOM
33. 2026-08-16
    days on market $351,990 Active 79 DOM
34. 2026-08-15
    days on market $351,990 Active 78 DOM
35. 2026-08-14
    days on market $351,990 Active 77 DOM
36. 2026-08-13
    days on market $351,990 Active 76 DOM
37. 2026-08-12
    days on market $351,990 Active 75 DOM
38. 2026-08-11
    days on market $351,990 Active 74 DOM
39. 2026-08-10
    days on market $351,990 Active 73 DOM
40. 2026-08-09
    days on market $351,990 Active 72 DOM
41. 2026-08-08
    days on market $351,990 Active 71 DOM
42. 2026-08-06
    days on market $351,990 Active 69 DOM
43. 2026-08-05
    days on market $351,990 Active 68 DOM
44. 2026-08-04
    days on market $351,990 Active 67 DOM
45. 2026-08-03
    pricedays on market $351,990 Active 66 DOM
46. 2026-07-31
    days on market $370,990 Active 63 DOM
47. 2026-07-30
    days on market $370,990 Active 62 DOM
48. 2026-07-30
    days on market $370,990 Active 61 DOM
49. 2026-07-28
    days on market $370,990 Active 60 DOM
50. 2026-07-26
    days on market $370,990 Active 58 DOM

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

Taxation est. · year 1

• Rental income: $28,463
• − Mortgage interest: −$19,919
• − Property taxes: −$5,334
• − Insurance: −$1,778
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − HOA: −$1,080
• − Depreciation: −$10,345
• Taxable loss: −$14,546
• Est. tax savings @ 24.0%: +$3,491
• After-tax cash flow: $-4,592/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 · 1 photo

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and functionality ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑
• Both New lighting fixtures — Improves functionality and aesthetics ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Jefferson Elementary F SC #315/597 Nat'l #21,438/41,679 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

• 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

---

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

Property features AI

Finance

• Other: Zoning: R
• HOA & community: HOA managed by Kuester ManagementMandatory HOA duesHOA fee $270 quarterly

Exterior

• Parking: Attached garageDriveway2-car garage (main level)
• Utilities: City waterPublic sewer
• Home design: Single family residenceResidential propertyUnder construction (new construction)Two levelsLiberty model by Dream Finders HomesFacing/entry details not provided
• Construction: Site-built constructionFiber cement sidingStone veneerSlab foundationNew construction; proposed completion 2026-09-18
• Exterior features: Front porchRear porchConcrete and paved road accessPublicly maintained road

Interior

• Kitchen: DishwasherDisposalElectric ovenGas rangeMicrowaveElectric water heater
• Bedrooms: 4 bedrooms located on the upper level
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 13 total roomsDishwasherDisposalElectric ovenElectric water heaterGas rangeMicrowave
• Laundry & utility: Laundry room with electric dryer hookup

Price history

-1.3% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $369,990 CANOPYMLS as Distributed by MLS Grid
• 2026-05-29 Listed $374,900 CANOPYMLS as Distributed by MLS Grid