635 Sparano Loop · York, SC 29745

$237,949

3 bd · 2.5 ba · 1,661 sqft · Townhouse · 30 Days on market

Built 2026 Good condition 435 sqft lot Est $238k · at est. $290/mo HOA · 11% of rent ↓ 2% 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).

• Cash flow +16.9/30.0
• ARV discount +7.4/15.0
• 1% rule +6.1/10.0
• DSCR +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is host to an inviting open concept layout on the first floor that blends the kitchen, living and dining areas for seamless entertaining and multitasking. A nearby patio offers simple indoor-outdoor living. All three bedrooms are located on the second floor, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk in closet
• Open concept layout
• $290 HOA

Tags

• OPEN CONCEPT LAYOUT
• INDOOR OUTDOOR LIVING
• LUXURIOUS PRIMARY SUITE
• SPA INSPIRED BATHROOM
• WALK IN CLOSET
• QUARTZ KITCHEN COUNTERTOPS

Property features AI

Finance

• Other: Community amenities include a cabana and outdoor pool; Architectural review restrictions
• Financial info: N/A
• HOA & community: Homeowners association (CAMS); HOA is mandatory/required; Association fees: $342 quarterly; $176 monthly (listed as additional fee); Annual association expense reported

Exterior

• Parking: Attached garage (1 garage space); Driveway
• Security: Carbon monoxide detector(s)
• Utilities: County water; County sewer
• Home design: Townhouse (residential); Site-built construction; Two levels; Entry level is 1; New construction; Model: Bristol C1 by Lennar
• Construction: Fiber cement exterior; Slab foundation; Shops-built / New construction (builder: Lennar); Proposed completion date June 12, 2026
• Exterior features: Lawn maintenance provided; End unit; Level lot; Concrete and paved roads; dedication to public use pending acceptance

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Gas range; Microwave; Plumbed for ice maker; Tankless water heater
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Natural gas heating; Zoned heating; Electric cooling
• Interior features: Open floorplan; Kitchen island; Pantry; Split bedroom layout; Walk-in closets; Insulated door(s); 10 total rooms; Entry level: 1
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $234k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 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 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 (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the York 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 541 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 $7k 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 30 days — a 2% lower offer ($234k) 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

• 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 $234,379 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.11% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $237,523
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 Sparano Loop	0.00mi	3/2.5	1,657 (-0%)	1mo	$243,132	$147	99
643 Sparano Loop	0.15mi	3/2.5	1,661 (0%)	1mo	$235,000	$141	92
647 Sparano Loop	0.15mi	3/2.5	1,657 (-0%)	1mo	$237,649	$143	92
625 Sparano Loop	0.17mi	3/2.5	1,661 (0%)	1mo	$245,000	$148	92
621 Sparano Loop	0.16mi	3/2.5	1,657 (-0%)	1mo	$225,849	$136	91
613 Sparano Loop	0.19mi	3/2.5	1,657 (-0%)	1mo	$225,849	$136	90
620 Sparano Loop	0.18mi	3/2.5	1,680 (+1%)	1mo	$224,999	$134	89
612 Sparano Loop	0.19mi	3/2.5	1,680 (+1%)	1mo	$236,599	$141	89
609 Sparano Loop	0.22mi	3/2.5	1,661 (0%)	1mo	$256,000	$154	89
624 Sparano Loop	0.18mi	3/2.5	1,691 (+2%)	1mo	$267,429	$158	88

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-28,433
• Equity at exit: $35,479

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-11,116
• Equity at exit: $20,573

Cash invested: $66,626 (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: 541
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,646 medium
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$297 /mo · $3,569/yr
• Insurance: −$99
• HOA: −$290
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $156

Break-even live

Break-even rent $2,449

Max offer price $237,949

Occupancy floor 89%

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: $59,487
• Closing costs: $7,138
• 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	24d	1	0.89mi
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	3d	1	0.94mi

HOA detail

• Monthly dues: $290 · $3,480/yr

Listing history 18 events

1. 2026-06-18
   days on market $237,949 Active 30 DOM
2. 2026-06-17
   days on market $237,949 Active 29 DOM
3. 2026-06-16
   days on market $237,949 Active 28 DOM
4. 2026-06-15
   days on market $237,949 Active 27 DOM
5. 2026-06-13
   days on market $237,949 Active 25 DOM
6. 2026-06-09
   days on market $237,949 Active 21 DOM
7. 2026-06-08
   days on market $237,949 Active 20 DOM
8. 2026-06-07
   days on market $237,949 Active 19 DOM
9. 2026-06-04
   pricedays on market $237,949 Active 16 DOM
10. 2026-06-03
    days on market $239,949 Active 15 DOM
11. 2026-06-02
    days on market $239,949 Active 14 DOM
12. 2026-06-01
    days on market $239,949 Active 13 DOM
13. 2026-05-31
    days on market $239,949 Active 12 DOM
14. 2026-05-22
    price $239,949 369-char remark

    Show marketing remark (369 chars)

    This new two-story home is host to an inviting open concept layout on the first floor that blends the kitchen, living and dining areas for seamless entertaining and multitasking. A nearby patio offers simple indoor-outdoor living. All three bedrooms are located on the second floor, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

15. 2026-05-21
    price $239,949
16. 2026-05-19
    listed $244,349 Active
17. 2026-05-08
    price $241,949 369-char remark

    Show marketing remark (369 chars)

    This new two-story home is host to an inviting open concept layout on the first floor that blends the kitchen, living and dining areas for seamless entertaining and multitasking. A nearby patio offers simple indoor-outdoor living. All three bedrooms are located on the second floor, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

18. 2026-05-02
    listed $244,349 Active 369-char remark

    Show marketing remark (369 chars)

    This new two-story home is host to an inviting open concept layout on the first floor that blends the kitchen, living and dining areas for seamless entertaining and multitasking. A nearby patio offers simple indoor-outdoor living. All three bedrooms are located on the second floor, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

ⓘ 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: $31,746
• − Mortgage interest: −$13,329
• − Property taxes: −$3,569
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − HOA: −$3,480
• − Depreciation: −$6,922
• Taxable loss: −$1,823
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $2,304/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

This well-maintained townhouse is in good condition with a good condition score of 80. It has a good rehab level of 'cosmetic' and requires minimal repairs or maintenance. The highest-ROI updates that would raise its value are painting the exterior and interior walls, landscaping improvements, and adding smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

ⓘ 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

Price history

-1.8% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $239,949 Zillow
• 2026-05-21 Price Changed $239,949 CANOPYMLS as Distributed by MLS Grid
• 2026-05-19 Listed $244,349 CANOPYMLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $241,949 Zillow
• 2026-05-02 Listed $244,349 Zillow