752 Ladino Ln · Clover, SC 29710

$330,000

3 bd · 2.5 ba · 2,688 sqft · SingleFamily public records · 72 Days on market

Built 2006 9,147 sqft lot Est $387k · 15% under $19/mo HOA · 1% of rent

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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 +14.1/15.0
• Cash flow +11.5/30.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home in desirable York County! Located in a quiet community, this well-maintained property offers a functional layout, spacious living areas, and plenty of natural light throughout. The home features a comfortable kitchen, inviting living space, and a great outdoor area perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways. A great opportunity, schedule your showing today!

Key facts

• Natural light
• Functional layout
• Comfortable kitchen

Tags

• QUIET COMMUNITY
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• COMFORTABLE KITCHEN
• INVITING LIVING SPACE

Property features AI

Finance

• HOA & community: Has HOA (Clover Meadows Homeowners Association Inc.); HOA dues $225 annually

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: County water; County sewer
• Home design: Single-family residence; Residential property; Two levels; Entry/main living on main level
• Construction: Site-built construction; Shingle/Shake exterior materials; Slab foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms (all on the upper level)
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Convection oven; Dishwasher; Disposal; Microwave; 2 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (25.1% below list).
• Recommended offer: $247k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% in Clover — 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 70/100 on livability (#63 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, employment D, amenities F.
• York 02 (rural): math 61% / reading 63% proficiency, ranked #2 of 80 in SC (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 359 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 31% of the median local income ($97k/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 72 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 21% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,038 (25.1% 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 72 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $387,072
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3906 Shasta Cir	0.31mi	3/2.5	2,767 (+3%)	0mo	$330,000	$119	80
745 Ladino Ln	0.03mi	3/2.5	2,358 (-12%)	2mo	$340,000	$144	77
499 Dutch White Dr	0.07mi	4/2.5 (+1)	2,443 (-9%)	2mo	$345,000	$141	75
3900 Shasta Cir	0.32mi	4/2.5 (+1)	2,775 (+3%)	1mo	$300,000	$108	74
5123 Meanna Dr	0.14mi	4/2.5 (+1)	2,593 (-4%)	21mo	$380,000	$147	65
4148 Shasta Cir	0.11mi	3/2.5	3,084 (+15%)	12mo	$385,000	$125	61
7019 Sonja Dr	0.33mi	3/2.5	2,346 (-13%)	6mo	$340,000	$145	58
442 Dutch White Dr	0.14mi	3/2.5	2,361 (-12%)	19mo	$375,000	$159	58
459 Dutch White Dr #190	0.12mi	4/2.5 (+1)	2,396 (-11%)	18mo	$360,000	$150	56

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-65,690
• Equity at exit: $49,204

10-year hold

• IRR: -19.3%
• Equity multiple: 0.06×
• Total profit: $-86,851
• Equity at exit: $28,532

Cash invested: $92,400 (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 29710

• Rents YoY: 0.9%
• Active inventory: 359
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,470 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$138
• HOA: −$19
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-109

Break-even live

Break-even rent $2,609

Max offer price $310,703

Occupancy floor 99%

Sensitivity live

Price	-10% $78	-5% $-16	+0% $-109	+5% $-203	+10% $-296
Rent	-10% $-304	-5% $-207	+0% $-109	+5% $-12	+10% $86
Rate	-1.0pp $57	-0.5pp $-25	base $-109	+0.5pp $-195	+1.0pp $-282

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6079 Shamrock Green Dr Clover, SC	3.0	2.5	2169	$2,295	$1.06	25d	1	0.32mi
3894 Shasta Cir Clover, SC	3.0	2.5	2417	$2,500	$1.03	25d	1	0.34mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 16 events

1. 2026-06-10
   status $330,000 Pending 72 DOM
2. 2026-06-09
   days on market $330,000 Active 72 DOM
3. 2026-06-08
   days on market $330,000 Active 71 DOM
4. 2026-06-07
   days on market $330,000 Active 70 DOM
5. 2026-06-04
   days on market $330,000 Active 67 DOM
6. 2026-06-03
   days on market $330,000 Active 66 DOM
7. 2026-06-02
   days on market $330,000 Active 65 DOM
8. 2026-06-01
   days on market $330,000 Active 64 DOM
9. 2026-05-31
   days on market $330,000 Active 63 DOM
10. 2026-05-14
    price $330,000
11. 2026-04-23
    price $346,000
12. 2026-03-29
    listed $353,000 Active
13. 2026-03-13
    soldstatus $352,959
14. 2017-09-01
    price $201,900
15. 2006-09-06
    soldstatus $154,450
16. 2005-04-11
    soldstatus $310,050

ⓘ 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: $2,085 · $174/mo
• Projected year-2 tax: $2,085 · $174/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,645
• − Mortgage interest: −$18,485
• − Property taxes: −$2,085
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − HOA: −$228
• − Depreciation: −$9,600
• Taxable loss: −$7,147
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $404/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 02
• NCES district ID: 4503840
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 63% ▲ 3.00%
• Median HH income: $60,598
• Composite: 53.74/100
• National rank: #1421
• State rank: #2 of 80 in SC

Livability — Clover

• Score: 70/100
• State rank: #63
• US rank: #7672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clover, SC
• County: York County · 281,758 people
• City population: 40,595
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 40,595
• Household income: $96,563
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 569.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -194.83%
• Current HPI: 252.3011
• Rent YoY: ▲ 0.88%
• 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

+6.4% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $330,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $346,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-29 Listed $353,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-13 Sold (Public Records) $352,959 Public Records
• 2017-09-01 Price Changed $201,900 CANOPYMLS as Distributed by MLS Grid
• 2006-09-06 Sold (Public Records) $154,450 Public Records
• 2005-04-11 Sold (Public Records) $310,050 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,085 · +12.3% YoY. Source: county tax records.