644 Carybrook Ct · York, SC 29745

$285,000

4 bd · 2.5 ba · 2,154 sqft · SingleFamily public records · 104 Days on market

Built 2008 6,534 sqft lot Est $340k · 16% under $9/mo HOA

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +14.8/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this large family home with 4 bedrooms and plenty of storage! Open floor plan with a beautifully upgraded kitchen that has granite counter tops and stainless steel appliances! There is a large mudroom/Laundry room with a Pantry area just off the garage. Office/sitting area just off the kitchen and Den. Fresh new carpet upstairs! Super Convenient Location!

Key facts

• Double sinks
• Walk-in closet
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• DOUBLE SINKS

Property features AI

Finance

• HOA & community: Mandatory HOA managed by Superior Association Management, LLC; Annual association fee of $107

Exterior

• Parking: Attached 1-car garage; Additional driveway parking (1 open space); Parking space(s) available
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); Site-built construction; Two levels; Slab foundation
• Construction: Vinyl and other exterior materials; Composition roof
• Exterior features: Concrete and other road surfaces; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 4 bedrooms on the upper level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 13 total rooms; Dishwasher, Electric Range, Microwave
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 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 71% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 545 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 44% 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 $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 104 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $340,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Sansberry Dr	0.09mi	4/2.5	2,305 (+7%)	2mo	$291,500	$126	83
170 Canoga Ave	0.22mi	4/2.5	2,024 (-6%)	1mo	$328,000	$162	79
309 Olympia Way	0.24mi	4/2.5	2,014 (-6%)	1mo	$314,900	$156	78
416 Roxanna Ln	0.23mi	3/2.5 (-1)	2,074 (-4%)	1mo	$360,154	$174	78
184 Bellina Dr	0.25mi	4/2.5	2,328 (+8%)	1mo	$376,282	$162	74
772 Candela Ct	0.50mi	4/2.5	2,106 (-2%)	0mo	$353,000	$168	73
529 Ramona St	0.34mi	4/2.5	2,328 (+8%)	2mo	$378,000	$162	69
1120 Haltom Holw	0.53mi	5/2.5 (+1)	2,213 (+3%)	1mo	$349,999	$158	65
326 Olympia Way	0.28mi	5/3.0 (+1)	2,352 (+9%)	2mo	$335,000	$142	63
640 Candela Ct	0.41mi	3/2.5 (-1)	2,310 (+7%)	2mo	$365,000	$158	62
1128 Haltom Holw	0.50mi	5/2.5 (+1)	2,306 (+7%)	1mo	$339,349	$147	59
231 Ella Claire Dr	0.73mi	3/2.0 (-1)	2,264 (+5%)	1mo	$354,900	$157	50

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-15,138
• Equity at exit: $42,494

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $26,672
• Equity at exit: $24,642

Cash invested: $79,800 (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: 545
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,931 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$205 /mo · $2,464/yr
• Insurance: −$119
• HOA: −$9
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $488

Break-even live

Break-even rent $2,313

Max offer price $285,000

Occupancy floor 78%

Sensitivity live

Price	-10% $649	-5% $569	+0% $488	+5% $407	+10% $327
Rent	-10% $257	-5% $372	+0% $488	+5% $604	+10% $720
Rate	-1.0pp $632	-0.5pp $561	base $488	+0.5pp $414	+1.0pp $339

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	5d	1	0.48mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	25d	1	0.60mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 27 events

1. 2026-06-18
   status $285,000 Pending 104 DOM
2. 2026-06-18
   days on market $285,000 Active 104 DOM
3. 2026-06-17
   days on market $285,000 Active 103 DOM
4. 2026-06-16
   days on market $285,000 Active 102 DOM
5. 2026-06-15
   days on market $285,000 Active 101 DOM
6. 2026-06-13
   days on market $285,000 Active 99 DOM
7. 2026-06-09
   days on market $285,000 Active 95 DOM
8. 2026-06-08
   days on market $285,000 Active 94 DOM
9. 2026-06-07
   days on market $285,000 Active 93 DOM
10. 2026-06-04
    days on market $285,000 Active 90 DOM
11. 2026-06-03
    days on market $285,000 Active 89 DOM
12. 2026-06-02
    days on market $285,000 Active 88 DOM
13. 2026-06-01
    days on market $285,000 Active 87 DOM
14. 2026-05-31
    days on market $285,000 Active 86 DOM
15. 2026-05-14
    price $285,000
16. 2026-04-30
    price $291,000
17. 2026-04-09
    price $295,000
18. 2026-03-19
    price $300,000
19. 2026-03-06
    listed $305,000 Active
20. 2026-02-23
    soldstatus $296,616
21. 2020-08-21
    soldstatus $210,000
22. 2020-07-28
    soldstatus $210,000 Sold CO-OP Non Member 366-char remark

    Show marketing remark (366 chars)

    Come see this large family home with 4 bedrooms and plenty of storage! Open floor plan with a beautifully upgraded kitchen that has granite counter tops and stainless steel appliances! There is a large mudroom/Laundry room with a Pantry area just off the garage. Office/sitting area just off the kitchen and Den. Fresh new carpet upstairs! Super Convenient Location!

23. 2020-06-29
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Come see this large family home with 4 bedrooms and plenty of storage! Open floor plan with a beautifully upgraded kitchen that has granite counter tops and stainless steel appliances! There is a large mudroom/Laundry room with a Pantry area just off the garage. Office/sitting area just off the kitchen and Den. Fresh new carpet upstairs! Super Convenient Location!

24. 2020-06-29
    historical Sale with Right of Refusal 366-char remark

    Show marketing remark (366 chars)

    Come see this large family home with 4 bedrooms and plenty of storage! Open floor plan with a beautifully upgraded kitchen that has granite counter tops and stainless steel appliances! There is a large mudroom/Laundry room with a Pantry area just off the garage. Office/sitting area just off the kitchen and Den. Fresh new carpet upstairs! Super Convenient Location!

25. 2020-06-26
    listed $209,900 Active 366-char remark

    Show marketing remark (366 chars)

    Come see this large family home with 4 bedrooms and plenty of storage! Open floor plan with a beautifully upgraded kitchen that has granite counter tops and stainless steel appliances! There is a large mudroom/Laundry room with a Pantry area just off the garage. Office/sitting area just off the kitchen and Den. Fresh new carpet upstairs! Super Convenient Location!

26. 2008-09-24
    soldstatus $151,391
27. 2007-08-22
    soldstatus $117,556

ⓘ 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: $2,464 · $205/mo
• Projected year-2 tax: $2,464 · $205/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 ≥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: $35,175
• − Mortgage interest: −$15,964
• − Property taxes: −$2,464
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$108
• − Depreciation: −$8,291
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $5,546/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 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

+142.4% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $291,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $295,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-06 Listed $305,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-23 Sold (Public Records) $296,616 Public Records
• 2020-08-21 Sold (Public Records) $210,000 Public Records
• 2020-07-28 Sold (MLS) $210,000 SPMLS
• 2020-06-29 Pending — SPMLS
• 2020-06-29 Contingent — SPMLS
• 2020-06-26 Listed $209,900 SPMLS
• 2008-09-24 Sold (Public Records) $151,391 Public Records
• 2007-08-22 Sold (Public Records) $117,556 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,464 · +15.8% YoY. Source: county tax records.