Dickenson VE Plan · York, SC 29745

$348,999

5 bd · 2.5 ba · 2,213 sqft · SingleFamily · 5 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home is designed for family living. It showcases an open-concept layout among the first-floor family room, breakfast room and kitchen. Upstairs balances shared living and privacy with a centrally located loft and five bedrooms including the owner's suite, three of which have walk-in closets.

Key facts

• Breakfast room
• Walk-in closets
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• FIRST-FLOOR FAMILY ROOM
• BREAKFAST ROOM
• CENTRALLY LOCATED LOFT
• WALK-IN CLOSETS

🏗️ New construction. The $348,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,079.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-757 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (28.0% below list).
• Recommended offer: $251k (28.0% below list) — sets the bar for 1% rule.

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: 837 active listings in the ZIP; 1 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 38% 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 $3k of loan paydown is wiped out by about $12k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $251,250 (28.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.64%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $387,079
• List price: $348,999
• Delta: -9.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Haltom Holw	0.01mi	5/2.5	2,213 (0%)	4mo	$349,999	$158	96
1123 Haltom Holw	0.01mi	5/2.5	2,306 (+4%)	2mo	$349,000	$151	91
1128 Haltom Holw	0.02mi	5/2.5	2,306 (+4%)	4mo	$339,349	$147	89
3241 Oberon St	0.31mi	4/3.0 (-1)	2,328 (+5%)	0mo	$437,400	$188	70
326 Olympia Way	0.30mi	5/3.0	2,352 (+6%)	5mo	$335,000	$142	69
544 Sansberry Dr	0.44mi	4/2.5 (-1)	2,305 (+4%)	5mo	$291,500	$126	64
513 Sansberry Dr	0.43mi	4/2.5 (-1)	2,051 (-7%)	0mo	$295,000	$144	62
309 Olympia Way	0.32mi	4/2.5 (-1)	2,014 (-9%)	4mo	$314,900	$156	62
529 Ramona St	0.43mi	4/2.5 (-1)	2,328 (+5%)	5mo	$378,000	$162	62
184 Bellina Dr	0.47mi	4/2.5 (-1)	2,328 (+5%)	4mo	$376,282	$162	61
170 Canoga Ave	0.37mi	4/2.5 (-1)	2,024 (-8%)	4mo	$328,000	$162	60
804 Congress St N	0.70mi	4/3.0 (-1)	2,348 (+6%)	2mo	$400,000	$170	48

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: -31.0%
• Equity multiple: -0.02×
• Total profit: $-110,833
• Equity at exit: $57,715

10-year hold

• IRR: -33.9%
• Equity multiple: -0.46×
• Total profit: $-158,241
• Equity at exit: $33,468

Cash invested: $108,382 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 42 active · 21 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $352,474 ($153/sqft)
• Median days on market: 40 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +14.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29745

• Home prices YoY: -30.3%
• Active inventory: 837
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$2,030
• Tax est. 1.5%: −$484 /mo · $5,806/yr
• Insurance: −$161
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-757

Break-even live

Break-even rent $3,470

Max offer price $277,598

Occupancy floor —

Sensitivity live

Price	-10% $-489	-5% $-623	+0% $-757	+5% $-890	+10% $-1,024
Rent	-10% $-955	-5% $-856	+0% $-757	+5% $-657	+10% $-558
Rate	-1.0pp $-562	-0.5pp $-658	base $-757	+0.5pp $-857	+1.0pp $-959

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: $96,770
• Closing costs: $11,612
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	43d	1	1.27mi

Listing history 2 events

1. 2026-06-01
   days on market $348,999 Active 5 DOM
2. 2026-05-31
   days on market $348,999 Active 4 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $30,150
• − Mortgage interest: −$21,682
• − Property taxes: −$5,806
• − Insurance: −$2,733
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$11,260
• Taxable loss: −$16,156
• Est. tax savings @ 24.0%: +$3,877
• After-tax cash flow: $-5,202/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 None rehab

This two-story home is in good condition with a modern design and well-maintained exterior. It offers a good balance of open-concept living and private spaces, making it suitable for family living. Potential value-adding updates include painting, landscaping, kitchen appliance upgrades, and 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 — A well-maintained yard can increase both resale and rental value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hunter Street Elementary D SC #168/597 Nat'l #12,785/41,679 Middle York Middle F SC #153/229 Nat'l #9,793/14,009 High York Comprehensive High C+ SC #108/196 Nat'l #3,510/17,239

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

C Composite livability gradescore 65/100

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 · 307,757 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: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B