650 Darya Dr · York, SC 29745

$388,690

4 bd · 3.5 ba · 2,448 sqft · SingleFamily · 194 Days on market

Built 2026 Excellent condition 6,708 sqft lot 2-car garage $159/sqft · at area comps Est $403k · at est. $99/mo HOA · 3% of rent ↓ 6% 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).

• ARV discount +9.1/15.0
• Cash flow +7.5/30.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fire up the grill and head out to the Manchester's covered back deck. Inside, the open-concept living space is ideal for entertaining. Turn the main-level flex space into a study or work upstairs in the versatile loft.

Key facts

• Covered back deck
• Versatile loft
• Walking trails

Tags

• COVERED BACK DECK
• OPEN-CONCEPT LIVING SPACE
• MAIN-LEVEL FLEX SPACE
• VERSATILE LOFT
• WALKING TRAILS
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $389k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (25.0% below list).
• Recommended offer: $292k (25.0% 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: 957 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 $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

• It's been on market 194 days — a 12% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $31k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $291,710 (25.0% 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. It's been on market 194 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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

• ARV (median comp): $403,462
• List price: $388,690
• Delta: -3.66%
• 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
849 Santina Ave	0.04mi	4/2.5	2,448 (0%)	3mo	$409,000	$167	91
846 Santina Ave	0.07mi	4/2.5	2,448 (0%)	8mo	$407,000	$166	86
708 Palmer Pendleton Way	0.21mi	4/2.5	2,448 (0%)	7mo	$409,000	$167	80
724 Palmer Pendleton Way	0.18mi	4/3.0	2,572 (+5%)	6mo	$460,000	$179	76
716 Palmer Pendleton Way	0.20mi	4/3.0	2,572 (+5%)	6mo	$466,000	$181	75
806 Santina Ln	0.05mi	4/3.0	2,208 (-10%)	8mo	$399,140	$181	72
138 Arlingdale Dr	0.19mi	4/3.0	2,208 (-10%)	1mo	$395,500	$179	72
139 Arlingdale Dr	0.20mi	4/3.0	2,208 (-10%)	1mo	$409,640	$186	72
592 Darya Ln	0.09mi	4/3.0	2,208 (-10%)	7mo	$401,500	$182	71
838 Santina Ave	0.07mi	4/2.5	2,702 (+10%)	5mo	$425,000	$157	71
426 Brookhollow Dr	0.19mi	3/2.5 (-1)	2,276 (-7%)	2mo	$310,000	$136	69
404 Brookhollow Dr	0.24mi	5/2.5 (+1)	2,303 (-6%)	6mo	$365,000	$158	64

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-93,492
• Equity at exit: $57,955

10-year hold

• IRR: -21.3%
• Equity multiple: -0.11×
• Total profit: $-120,403
• Equity at exit: $33,607

Cash invested: $108,833 (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: 20 active · 14 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $425,140 ($177/sqft)
• Median days on market: 233 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.8% vs 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: 957
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,917 medium
• Mortgage (P&I): −$2,038
• Tax est. 1.5%: −$486 /mo · $5,830/yr
• Insurance: −$162
• HOA: −$99
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-481

Break-even live

Break-even rent $3,526

Max offer price $319,141

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-346	+0% $-481	+5% $-615	+10% $-749
Rent	-10% $-711	-5% $-596	+0% $-481	+5% $-365	+10% $-250
Rate	-1.0pp $-285	-0.5pp $-382	base $-481	+0.5pp $-581	+1.0pp $-684

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: $97,172
• Closing costs: $11,661
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	88d	1	1.19mi
495 Switch St York, SC	3.0	2.5	1928	$2,395	$1.24	134d	1	1.41mi

Property features AI

Finance

• Other: Architectural review restriction
• HOA & community: Mandatory HOA managed by Kuester Management GroupHOA fee $99 per month

Exterior

• Parking: Attached 2-car garageDriveway
• Utilities: City waterPublic sewer
• Home design: Single family residenceTwo levelsUnder construction (new construction)
• Construction: Site-built constructionPartial brick and hardboard sidingSlab foundationProposed completion June 2, 2026Builder: Meritage Homes (Manchester model)
• Exterior features: Concrete and paved road accessRoad dedication to public use pending acceptance

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 4 bedrooms (3 on upper level, 1 on main level)
• Flooring: CarpetTileVinyl
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Central heating (ENERGY STAR qualified equipment)Central air conditioning (ENERGY STAR qualified equipment)
• Interior features: Kitchen islandOpen floorplanPantryWalk-in closets12 total rooms
• Laundry & utility: Washer/Dryer includedLaundry located inside on upper level

Listing history 50 events

1. 2026-11-08
   days on market $388,690 Active 194 DOM
2. 2026-11-07
   days on market $388,690 Active 193 DOM
3. 2026-11-06
   days on market $388,690 Active 192 DOM
4. 2026-11-05
   days on market $388,690 Active 191 DOM
5. 2026-11-04
   days on market $388,690 Active 190 DOM
6. 2026-11-02
   days on market $388,690 Active 188 DOM
7. 2026-11-01
   days on market $388,690 Active 187 DOM
8. 2026-10-31
   days on market $388,690 Active 186 DOM
9. 2026-10-30
   days on market $388,690 Active 185 DOM
10. 2026-10-29
    days on market $388,690 Active 184 DOM
11. 2026-10-28
    pricedays on market $388,690 Active 183 DOM
12. 2026-10-27
    days on market $390,190 Active 182 DOM
13. 2026-10-26
    days on market $390,190 Active 181 DOM
14. 2026-10-26
    days on market $390,190 Active 180 DOM
15. 2026-10-24
    days on market $390,190 Active 179 DOM
16. 2026-10-23
    days on market $390,190 Active 178 DOM
17. 2026-10-22
    days on market $390,190 Active 177 DOM
18. 2026-10-21
    days on market $390,190 Active 176 DOM
19. 2026-10-20
    days on market $390,190 Active 175 DOM
20. 2026-10-19
    days on market $390,190 Active 174 DOM
21. 2026-10-18
    days on market $390,190 Active 173 DOM
22. 2026-10-17
    days on market $390,190 Active 172 DOM
23. 2026-10-16
    price $390,190 Active 171 DOM
24. 2026-10-16
    days on market $395,190 Active 171 DOM
25. 2026-10-15
    pricedays on market $395,190 Active 170 DOM
26. 2026-10-14
    days on market $419,190 Active 169 DOM
27. 2026-10-13
    days on market $419,190 Active 168 DOM
28. 2026-10-12
    days on market $419,190 Active 167 DOM
29. 2026-10-11
    days on market $419,190 Active 166 DOM
30. 2026-10-10
    days on market $419,190 Active 165 DOM
31. 2026-10-09
    days on market $419,190 Active 164 DOM
32. 2026-10-08
    days on market $419,190 Active 163 DOM
33. 2026-10-07
    days on market $419,190 Active 162 DOM
34. 2026-10-06
    days on market $419,190 Active 161 DOM
35. 2026-10-05
    days on market $419,190 Active 160 DOM
36. 2026-10-04
    days on market $419,190 Active 159 DOM
37. 2026-10-04
    days on market $419,190 Active 158 DOM
38. 2026-10-02
    days on market $419,190 Active 157 DOM
39. 2026-10-01
    days on market $419,190 Active 156 DOM
40. 2026-09-30
    days on market $419,190 Active 155 DOM
41. 2026-09-29
    days on market $419,190 Active 154 DOM
42. 2026-09-28
    days on market $419,190 Active 153 DOM
43. 2026-09-27
    days on market $419,190 Active 152 DOM
44. 2026-09-25
    days on market $419,190 Active 150 DOM
45. 2026-09-24
    days on market $419,190 Active 149 DOM
46. 2026-09-23
    days on market $419,190 Active 148 DOM
47. 2026-09-22
    days on market $419,190 Active 147 DOM
48. 2026-09-21
    days on market $419,190 Active 146 DOM
49. 2026-09-20
    days on market $419,190 Active 145 DOM
50. 2026-09-19
    days on market $419,190 Active 144 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,005
• − Mortgage interest: −$21,773
• − Property taxes: −$5,830
• − Insurance: −$1,943
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$1,188
• − Depreciation: −$11,307
• Taxable loss: −$12,637
• Est. tax savings @ 24.0%: +$3,033
• After-tax cash flow: $-2,735/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

Excellent 100/100 None rehab

This brand new home is move-in ready with excellent condition and modern features. It's ideal for both resale and rental markets.

Value-add opportunities

• Resale landscaping — enhances curb appeal ↑
• Resale painting — fresh paint can make a big difference ↑
• Both upgrading appliances — modern appliances 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

• 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%
• 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

Property features AI

Finance

• Other: Architectural review restriction
• HOA & community: Mandatory HOA managed by Kuester Management GroupHOA fee $99 per month

Exterior

• Parking: Attached 2-car garageDriveway
• Utilities: City waterPublic sewer
• Home design: Single family residenceTwo levelsUnder construction (new construction)
• Construction: Site-built constructionPartial brick and hardboard sidingSlab foundationProposed completion June 2, 2026Builder: Meritage Homes (Manchester model)
• Exterior features: Concrete and paved road accessRoad dedication to public use pending acceptance

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 4 bedrooms (3 on upper level, 1 on main level)
• Flooring: CarpetTileVinyl
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Central heating (ENERGY STAR qualified equipment)Central air conditioning (ENERGY STAR qualified equipment)
• Interior features: Kitchen islandOpen floorplanPantryWalk-in closets12 total rooms
• Laundry & utility: Washer/Dryer includedLaundry located inside on upper level

Price history

-5.6% since first listed

13 events — show timeline

• 2026-06-06 Price Changed $419,690 Zillow
• 2026-06-05 Price Changed $419,690 CANOPYMLS as Distributed by MLS Grid
• 2026-05-23 Price Changed $421,690 Zillow
• 2026-05-19 Price Changed $421,690 CANOPYMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $419,690 Zillow
• 2026-05-12 Price Changed $419,690 CANOPYMLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $431,690 Zillow
• 2026-05-01 Relisted — Zillow
• 2026-05-01 Price Changed $419,690 Zillow
• 2026-05-01 Price Changed $431,690 CANOPYMLS as Distributed by MLS Grid
• 2026-04-28 Listed $419,690 CANOPYMLS as Distributed by MLS Grid
• 2026-04-23 Delisted — Zillow
• 2026-04-22 Listed $444,690 Zillow