420 Scarlett Ln · Fort Mill, SC 29715

$275,000

3 bd · 2.5 ba · 1,328 sqft · Townhouse public records · 17 Days on market

Built 2002 871 sqft lot Est $260k · 6% 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 +11.4/30.0
• Schools +6.1/10.0
• ARV discount +5.0/15.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

Key facts

• Community pool
• End-unit townhome
• Upper-level loft

Tags

• END-UNIT TOWNHOME
• PRIME LOCATION
• SPACIOUS PRIMARY SUITE
• UPPER-LEVEL LOFT
• EXTENDED PATIO
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association present and membership is mandatory; Community amenities include an outdoor pool and sidewalks

Exterior

• Parking: Assigned parking (2 spaces) in a parking lot with designated spaces
• Utilities: City water; Public sewer
• Home design: Residential townhouse; Two levels; Entry level is 1
• Construction: Site-built construction; Partial brick and vinyl exterior; Slab foundation
• Exterior features: Front porch; Patio; Concrete and paved roads; Publicly maintained road

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric water heater
• Bedrooms: 3 bedrooms total — 1 on the main level, 2 on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Attic space; Kitchen island; 10 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (26.2% below list).
• Recommended offer: $203k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Riverview Elementary (math 51% / reading 59%, grade C, #119 of 597 statewide, top 20%, 560 students, 42% FRL); Catawba Ridge High School (math 72%, 1,530 students, 18% FRL) — zoned schools average 30% FRL vs 15% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 68% district-wide (-13 pts) — the specific schools serving this property underperform the York 04 average; the district grade overstates school quality for this exact location.
• 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 11d 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 $8k 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 17 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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.
• Current owner paid $170k; list at $275k implies a 62% 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 $203,078 (26.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $260,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Butler Pl	0.04mi	2/2.5 (-1)	1,344 (+1%)	1mo	$233,000	$173	90
211 Butler Pl	0.01mi	3/2.5	1,412 (+6%)	3mo	$284,900	$202	87
126 Rhett Ct	0.10mi	3/2.5	1,402 (+6%)	2mo	$302,500	$216	84
224 Butler Pl	0.05mi	3/2.5	1,348 (+2%)	16mo	$255,000	$189	82
110 Rhett Ct	0.08mi	2/2.5 (-1)	1,298 (-2%)	13mo	$270,000	$208	77
208 Butler Pl	0.06mi	2/2.5 (-1)	1,338 (+1%)	17mo	$242,000	$181	77
146 Rapids Rd	0.16mi	2/2.5 (-1)	1,364 (+3%)	10mo	$280,000	$205	75
124 Rapids Rd	0.14mi	3/2.5	1,388 (+4%)	14mo	$260,000	$187	74
463 Delta Dr	0.19mi	2/2.5 (-1)	1,370 (+3%)	10mo	$260,000	$190	73
136 Rapids Rd	0.15mi	2/2.5 (-1)	1,354 (+2%)	16mo	$275,000	$203	72
1003 Silver Springs Rd	0.25mi	2/2.5 (-1)	1,370 (+3%)	9mo	$269,000	$196	70
507 Delta Dr	0.20mi	2/2.0 (-1)	1,419 (+7%)	3mo	$218,000	$154	69

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: -20.8%
• Equity multiple: 0.29×
• Total profit: $-54,641
• Equity at exit: $41,003

10-year hold

• IRR: -18.8%
• Equity multiple: 0.07×
• Total profit: $-71,455
• Equity at exit: $23,777

Cash invested: $77,000 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-94

Break-even live

Break-even rent $2,150

Max offer price $258,416

Occupancy floor 100%

Sensitivity live

Price	-10% $62	-5% $-16	+0% $-94	+5% $-172	+10% $-250
Rent	-10% $-254	-5% $-174	+0% $-94	+5% $-14	+10% $67
Rate	-1.0pp $45	-0.5pp $-24	base $-94	+0.5pp $-165	+1.0pp $-238

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Butler Pl Fort Mill, SC	2.0	2.5	1344	$1,950	$1.45	10d	1	0.02mi
224 Butler Pl Fort Mill, SC	3.0	2.5	1348	$1,995	$1.48	2d	1	0.04mi
1065 Traditions Dr Fort Mill, SC	1.0–2.0	1.0–2.0	1088	$2,415	$2.22	2d	7	0.37mi
100 Bollin Cir Fort Mill, SC	1.0–2.0	1.0–1.5	875	$1,550	$1.77	24d	1	0.75mi
740 Jones Branch Dr Fort Mill, SC	4.0	2.0	1866	$2,385	$1.28	20d	1	0.77mi
181 Quail Ridge Ln Unit NA Fort Mill, SC	2.0	1.0	892	$1,600	$1.79	5d	1	0.83mi
1132 Drayton Ct Fort Mill, SC	4.0	3.5	1848	$3,100	$1.68	24d	1	1.49mi

Listing history 20 events

1. 2026-06-09
   days on market $275,000 Active 17 DOM
2. 2026-06-08
   days on market $275,000 Active 16 DOM
3. 2026-06-07
   days on market $275,000 Active 15 DOM
4. 2026-06-04
   days on market $275,000 Active 12 DOM
5. 2026-06-03
   days on market $275,000 Active 11 DOM
6. 2026-06-02
   days on market $275,000 Active 10 DOM
7. 2026-06-01
   days on market $275,000 Active 9 DOM
8. 2026-05-31
   days on market $275,000 Active 8 DOM
9. 2026-05-23
   listed $275,000 Active
10. 2020-03-12
    soldstatus $169,900 Closed 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

11. 2020-03-12
    soldstatus $169,900

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

12. 2020-01-17
    historical Under Contract - Show 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

13. 2020-01-11
    status Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

14. 2019-12-13
    historical Under Contract - Show 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

15. 2019-11-27
    status Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

16. 2019-09-14
    historical Under Contract - Show 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

17. 2019-09-09
    listed $169,900 Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

18. 2019-08-21
    historical $169,900 403-char remark

    Show marketing remark (403 chars)

    Welcome to the most desirable end unit town home. Located less than a mile from I-77, it's perfect for anyone on the go! Master located on the mail level and loft area includes a closet so could be used as a 3rd bedroom. Award winning Fort Mill schools, low taxes, community pool and more! HOA includes pool, water, sewer, trash, common area maintenance, insurance & landscaping. Don't miss out.

19. 2014-03-20
    soldstatus $115,000
20. 2005-07-11
    soldstatus $110,000

ⓘ 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: $1,698 · $141/mo
• Projected year-2 tax: $1,698 · $141/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 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: $24,369
• − Mortgage interest: −$15,404
• − Property taxes: −$1,698
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$8,000
• Taxable loss: −$6,007
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $315/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

+150.0% since first listed

12 events — show timeline

• 2026-05-23 Listed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2020-03-12 Sold (Public Records) $169,900 Public Records
• 2020-03-12 Sold (MLS) $169,900 CANOPYMLS as Distributed by MLS Grid
• 2020-01-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-01-11 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2019-12-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2019-11-27 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2019-09-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2019-09-09 Listed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2019-08-21 Coming Soon $169,900 CANOPYMLS as Distributed by MLS Grid
• 2014-03-20 Sold (Public Records) $115,000 Public Records
• 2005-07-11 Sold (Public Records) $110,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,698 · +13.2% YoY. Source: county tax records.