1011 Silver Springs Rd · Fort Mill, SC 29715

$286,500

2 bd · 2.5 ba · 1,600 sqft · Townhouse public records · 48 Days on market

Built 2005 Est $272k · 5% 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 +11.0/30.0
• Schools +6.1/10.0
• ARV discount +5.1/15.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet back street of the community, this well-maintained end-unit offers both privacy and convenience. A welcoming open foyer leads into a spacious family room featuring cozy gas logs and serene views of the private backyard. The galley-style kitchen is equipped with full appliances and upgraded 42” cabinetry, providing both functionality and style. Upstairs, you’ll find two versatile loft areas—perfect for a potential third bedroom, home office, or flexible living spaces to suit your needs. Generously sized bedrooms, ample closet space, two full bathrooms, and a dedicated laundry room complete the upper level. Outdoor living is just as inviting with a con

Key facts

• Charming front porch
• Galley-style kitchen
• Private backyard

Tags

• PRIVATE BACKYARD
• GALLEY-STYLE KITCHEN
• UPGRADED CABINETRY
• TWO VERSATILE LOFT AREAS
• CONCRETE PATIO
• CHARMING FRONT PORCH

Property features AI

Finance

• Other: Private in-ground pool
• HOA & community: Homeowners association (mandatory); HOA rules apply; contact for pet policy

Exterior

• Parking: Attached garage (1 car); Main-level garage
• Utilities: City water; Public sewer; Cable connected; Electricity connected
• Home design: Residential townhouse; Site-built construction; Two levels; Entry level at main floor
• Construction: Brick partial and vinyl exterior; Slab foundation
• Exterior features: Lawn maintenance included; Partial fencing; End unit location; Concrete and paved driveway/roads; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on upper level); Walk-in closet(s) in one bedroom
• Bathrooms: 2 full bathrooms (upper level); 1 half bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Attic access with pull-down stairs; 8 total rooms; Gas-log fireplace
• Laundry & utility: Laundry room on upper level (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $286k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (29.7% below list).
• Recommended offer: $202k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.3% in Fort Mill — 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 76/100 on livability (#23 in SC, #3,459 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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.
• Market conditions: Rents rising (+1.0%/yr); 347 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 48 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $286k implies a 124% 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 $201,520 (29.7% 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 48 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.70% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $272,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Delta Dr	0.18mi	2/2.5	1,600 (0%)	1mo	$287,000	$179	91
482 Delta Dr	0.13mi	2/2.5	1,625 (+2%)	3mo	$261,000	$161	89
150 Rapids Rd	0.14mi	2/2.5	1,584 (-1%)	3mo	$270,000	$170	89
480 Delta Dr Unit 6162/480	0.14mi	2/2.5	1,589 (-1%)	7mo	$260,000	$164	87
218 Tail Race Ln	0.23mi	2/2.5	1,614 (+1%)	2mo	$255,000	$158	86
479 Delta Dr	0.15mi	3/2.5 (+1)	1,635 (+2%)	1mo	$240,000	$147	84
628 Fountain Ct	0.18mi	3/2.5 (+1)	1,636 (+2%)	3mo	$203,500	$124	80
507 Delta Dr	0.09mi	2/2.0	1,419 (-11%)	3mo	$218,000	$154	72
1003 Silver Springs Rd	0.02mi	2/2.5	1,370 (-14%)	9mo	$269,000	$196	68
126 Rhett Ct	0.17mi	3/2.5 (+1)	1,402 (-12%)	2mo	$302,500	$216	65
211 Butler Pl	0.22mi	3/2.5 (+1)	1,412 (-12%)	3mo	$284,900	$202	63
463 Delta Dr	0.18mi	2/2.5	1,370 (-14%)	10mo	$260,000	$190	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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.27×
• Total profit: $-58,190
• Equity at exit: $42,718

10-year hold

• IRR: -19.5%
• Equity multiple: 0.04×
• Total profit: $-76,747
• Equity at exit: $24,771

Cash invested: $80,220 (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 29715

• Rents YoY: 1.0%
• Active inventory: 347
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,502
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-120

Break-even live

Break-even rent $2,167

Max offer price $265,268

Occupancy floor —

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: $71,625
• Closing costs: $8,595
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Butler Pl Fort Mill, SC	3.0	2.5	1348	$1,995	$1.48	1d	1	0.20mi
232 Butler Pl Fort Mill, SC	2.0	2.5	1344	$1,950	$1.45	10d	1	0.22mi
1065 Traditions Dr Fort Mill, SC	1.0–2.0	1.0–2.0	1088	$2,415	$2.22	1d	7	0.33mi
1481 Turkey Roost Rd Fort Mill, SC	3.0	2.5	2100	$2,700	$1.29	1d	1	1.03mi
1104 Drayton Ct Fort Mill, SC	3.0	3.5	1872	$2,950	$1.58	2d	1	1.31mi
905 Lyndley Dr Fort Mill, SC	3.0	3.5	1834	$2,995	$1.63	10d	1	1.39mi
1 Peach Ln Fort Mill, SC	3.0	3.0	1350	$2,075	$1.54	4d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $286,500 Active 48 DOM
2. 2026-06-17
   days on market $286,500 Active 47 DOM
3. 2026-06-16
   days on market $286,500 Active 46 DOM
4. 2026-06-15
   days on market $286,500 Active 45 DOM
5. 2026-06-13
   days on market $286,500 Active 43 DOM
6. 2026-06-13
   days on market $286,500 Active 42 DOM
7. 2026-06-09
   days on market $286,500 Active 39 DOM
8. 2026-06-08
   days on market $286,500 Active 38 DOM
9. 2026-06-07
   days on market $286,500 Active 37 DOM
10. 2026-06-04
    days on market $286,500 Active 34 DOM
11. 2026-06-03
    days on market $286,500 Active 33 DOM
12. 2026-06-02
    days on market $286,500 Active 32 DOM
13. 2026-06-01
    days on market $286,500 Active 31 DOM
14. 2026-05-31
    days on market $286,500 Active 30 DOM
15. 2026-05-18
    price $286,500
16. 2026-05-01
    listed $294,000 Active
17. 2014-06-23
    soldstatus $128,000
18. 2007-09-27
    soldstatus $137,000
19. 2004-02-20
    soldstatus $1,459,740

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$548/yr (+$46/mo · 50.6%)

ⓘ 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 ≥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: $24,182
• − Mortgage interest: −$16,048
• − Property taxes: −$1,085
• − Insurance: −$1,432
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$8,335
• Taxable loss: −$6,587
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $139/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 — Fort Mill

• Score: 76/100
• State rank: #23
• US rank: #3459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Mill, SC
• County: York County · 281,758 people
• City population: 128,009
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 46,865
• Household income: $109,689
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 680.0

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 (69%)
• Race & ethnicity: White 69% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 4% Slovak 3% Romanian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -161.26%
• Current HPI: 261.4136
• Rent YoY: ▲ 1.00%
• 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

-80.4% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $286,500 CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Listed $294,000 CANOPYMLS as Distributed by MLS Grid
• 2014-06-23 Sold (Public Records) $128,000 Public Records
• 2007-09-27 Sold (Public Records) $137,000 Public Records
• 2004-02-20 Sold (Public Records) $1,459,740 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,085 · +20.7% YoY. Source: county tax records.