2909 Balkan Dr · York, SC 29745

$204,000

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 54 Days on market

Built 1999 1.40 ac lot Est $371k · 45% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-kept and much-loved, this customized 16x80 single-wide home offers comfortable living, generous space, and the acreage so many buyers are looking for. Thoughtfully expanded with two room additions, the home now features added dining room space plus a flexible bonus area off the family room—perfect for a sitting room, office, hobby space, or additional gathering area. The split-bedroom floor plan provides privacy, and both bedrooms are nicely sized, including a spacious primary suite with a large primary bathroom. Enjoy outdoor living from the covered front deck or relax year-round in the enclosed back sunroom. The roof is covered with the front half metal and the back half regula

Key facts

• Flexible bonus area
• Covered front deck
• Newer metal building

Tags

• CUSTOMIZED SINGLE-WIDE HOME
• TWO ROOM ADDITIONS
• FLEXIBLE BONUS AREA
• COVERED FRONT DECK
• ENCLOSED BACK SUNROOM
• NEWER METAL BUILDING

Property features AI

Finance

• Other: Property type: Residential single family (manufactured singlewide); Lot size: 1.4 acres; Zoning: RUD; Levels: One
• HOA & community: No HOA

Exterior

• Parking: Detached garage that faces the side; 2-car garage; 2 open parking spaces
• Utilities: Well water; Septic system installed; Cable available
• Home design: Manufactured singlewide residence; One level entry
• Construction: Manufactured construction with vinyl exterior; Metal roof; Foundation: Other (see remarks); Builder model: HORTON 16X80 S/N H208669G; Completed development
• Exterior features: Decked, enclosed rear porch; Corner lot; Asphalt paved publicly maintained road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Garden tub; Split bedroom floorplan; 8 total rooms; Electric fireplace in family room
• Laundry & utility: Laundry room in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (11.7% below list).
• Recommended offer: $180k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: schools D-, crime F, 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: 541 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 54 days — a 3% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $180,046 (11.7% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $371,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3039 Paraham Rd S	0.25mi	3/2.0 (+1)	1,461 (+14%)	9mo	$342,900	$235	52
6310 Four Knights Ln	0.75mi	3/2.0 (+1)	1,173 (-8%)	6mo	$340,000	$290	41

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-20,462
• Equity at exit: $30,417

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,843
• Equity at exit: $17,638

Cash invested: $57,120 (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: 541
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,070
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $199

Break-even live

Break-even rent $1,548

Max offer price $204,000

Occupancy floor 84%

Sensitivity live

Price	-10% $315	-5% $257	+0% $199	+5% $141	+10% $84
Rent	-10% $57	-5% $128	+0% $199	+5% $270	+10% $341
Rate	-1.0pp $302	-0.5pp $251	base $199	+0.5pp $146	+1.0pp $92

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $204,000 Active 54 DOM
2. 2026-06-17
   days on market $204,000 Active 53 DOM
3. 2026-06-16
   days on market $204,000 Active 52 DOM
4. 2026-06-15
   days on market $204,000 Active 51 DOM
5. 2026-06-13
   days on market $204,000 Active 49 DOM
6. 2026-06-13
   days on market $204,000 Active 48 DOM
7. 2026-06-09
   days on market $204,000 Active 45 DOM
8. 2026-06-08
   days on market $204,000 Active 44 DOM
9. 2026-06-07
   days on market $204,000 Active 43 DOM
10. 2026-06-04
    days on market $204,000 Active 40 DOM
11. 2026-06-03
    days on market $204,000 Active 39 DOM
12. 2026-06-02
    days on market $204,000 Active 38 DOM
13. 2026-06-01
    days on market $204,000 Active 37 DOM
14. 2026-05-31
    days on market $204,000 Active 36 DOM
15. 2026-04-25
    listed $204,000 Active

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$342/yr (+$28/mo · 41.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $21,606
• − Mortgage interest: −$11,427
• − Property taxes: −$821
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,935
• Taxable loss: −$1,054
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $2,643/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 — 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 · 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

1 event — show timeline

• 2026-04-25 Listed $204,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $821 · +2.9% YoY. Source: county tax records.