380 Olympia Way · York, SC 29745

$297,500

3 bd · 2.5 ba · 1,808 sqft · SingleFamily public records · 170 Days on market

Built 2024 Good condition 5,745 sqft lot 2-car garage $165/sqft · 12% below area Est $341k · 13% under $81/mo HOA · 4% of rent ↓ 9% 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 +13.3/15.0
• Cash flow +7.9/30.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available by Feb 2024! Distinct color palette. Prep dinner at the kitchen island while catching up with family in the open-concept living area. Upstairs, the loft makes an ideal play or media room. Across the hall, a spacious walk-in closet and dual-sink ensuite bath complement the primary suite. Located in the charming town of York, SC, Monterey Park offers a series of two-story, three- to five-bedroom homes from the $300s. Conveniently situated near local shopping, dining, parks and greenways in addition to onsite amenities, including walking trails and a playground, there is something for everyone. Easily access Hwy 5 and 49, making morning commutes a breeze. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Open floor plan
• Attached garage
• Fenced yard

Tags

• OPEN FLOOR PLAN
• ATTACHED GARAGE
• FENCED YARD
• OUTDOOR SPACE
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (26.8% below list).
• Recommended offer: $218k (26.8% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 33% 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 170 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $217,742 (26.8% 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 170 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $341,169
• List price: $297,500
• Delta: -12.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Olympia Way	0.02mi	3/2.5	1,595 (-12%)	9mo	$300,000	$188	72
145 Ole Eastpointe Dr	0.54mi	3/2.0	1,773 (-2%)	5mo	$350,000	$197	65
309 Olympia Way	0.16mi	4/2.5 (+1)	2,014 (+11%)	5mo	$314,900	$156	64
170 Canoga Ave	0.15mi	4/2.5 (+1)	2,024 (+12%)	6mo	$328,000	$162	63
377 Pelling Dr	0.25mi	3/2.5	1,546 (-14%)	2mo	$257,500	$167	62
532 Sansberry Dr	0.36mi	3/2.5	2,004 (+11%)	4mo	$269,000	$134	62
133 Ole Eastpointe Dr	0.58mi	3/2.0	1,834 (+1%)	9mo	$350,000	$191	61
483 Olympia Way	0.16mi	4/3.0 (+1)	2,008 (+11%)	8mo	$343,000	$171	60
513 Sansberry Dr	0.41mi	4/2.5 (+1)	2,051 (+13%)	2mo	$295,000	$144	52
416 Roxanna Ln	0.48mi	3/2.5	2,074 (+15%)	5mo	$360,154	$174	49
148 Bellina Dr	0.54mi	3/2.5	2,074 (+15%)	4mo	$343,900	$166	47
129 Bellina Dr	0.58mi	3/2.5	2,074 (+15%)	7mo	$349,500	$169	43

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: -24.2%
• Equity multiple: 0.17×
• Total profit: $-68,759
• Equity at exit: $44,358

10-year hold

• IRR: -19.4%
• Equity multiple: -0.04×
• Total profit: $-86,267
• Equity at exit: $25,722

Cash invested: $83,300 (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: 44 active · 29 under contract
• Months of supply: 17.6 mo (6%/mo absorbed)
• Median asking: $327,500 ($183/sqft)
• Median days on market: 85 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +3.2% 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: 11.4×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,560
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$124
• HOA: −$81
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-323

Break-even live

Break-even rent $2,586

Max offer price $240,429

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-239	+0% $-323	+5% $-407	+10% $-491
Rent	-10% $-495	-5% $-409	+0% $-323	+5% $-237	+10% $-151
Rate	-1.0pp $-173	-0.5pp $-247	base $-323	+0.5pp $-400	+1.0pp $-479

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: $74,375
• Closing costs: $8,925
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Pelling Dr York, SC	3.0	2.0	1344	$1,825	$1.36	10d	1	0.23mi
368 Pelling Dr York, SC	3.0	2.0	1344	$1,900	$1.41	32d	1	0.23mi
6 Wray St York, SC	3.0	2.0	1250	$2,000	$1.60	51d	1	0.52mi
985 Anchor Way York, SC	2.0	2.5	1261	$1,695	$1.34	48d	1	0.79mi
985 Anchor Way York, SC	2.0	2.5	1264	$1,695	$1.34	43d	1	0.79mi
495 Switch St York, SC	3.0	2.5	1928	$2,395	$1.24	134d	1	0.82mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	164d	1	0.89mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,470	$1.73	121d	1	0.89mi
719 Wagon Cross Ct York, SC	3.0	2.5	1429	$2,095	$1.47	10d	1	0.98mi
233 Lincoln Rd York, SC	3.0	2.0	1359	$1,950	$1.43	41d	1	1.06mi
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	88d	1	1.43mi

Property features AI

Finance

• HOA & community: Mandatory HOAMonthly HOA fee of $81Community has street lights

Exterior

• Parking: Attached garage facing front2-car garage (main level)
• Security: Carbon monoxide detector(s)Smoke detector(s)
• Utilities: City waterPublic sewer
• Home design: Single-family residenceSite-built constructionTwo levelsEntry level includes main and upper living areas
• Construction: Vinyl exteriorSlab foundationBuilt by Meritage
• Exterior features: Front porchRear porchBack yard fencingLevel and wooded lotConcrete and paved roads, publicly maintained

Interior

• Kitchen: Gas cooktopGas oven
• Bedrooms: 3 bedrooms (all upper level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms (upper level)1 half bathroom (main level)
• Heating & cooling: Natural gas heatingCentral air conditioningCeiling fans
• Interior features: Open floorplanKitchen islandPantryWalk-in closets6 total roomsCarbon monoxide and smoke detectors
• Laundry & utility: Dedicated laundry room

Listing history 50 events

1. 2026-11-08
   days on market $297,500 Active 170 DOM
2. 2026-11-07
   days on market $297,500 Active 169 DOM
3. 2026-11-06
   days on market $297,500 Active 168 DOM
4. 2026-11-05
   days on market $297,500 Active 167 DOM
5. 2026-11-04
   days on market $297,500 Active 166 DOM
6. 2026-11-02
   days on market $297,500 Active 164 DOM
7. 2026-11-01
   days on market $297,500 Active 163 DOM
8. 2026-10-31
   days on market $297,500 Active 162 DOM
9. 2026-10-30
   days on market $297,500 Active 161 DOM
10. 2026-10-29
    days on market $297,500 Active 160 DOM
11. 2026-10-28
    days on market $297,500 Active 159 DOM
12. 2026-10-27
    pricedays on market $297,500 Active 158 DOM
13. 2026-10-26
    days on market $299,700 Active 157 DOM
14. 2026-10-26
    days on market $299,700 Active 156 DOM
15. 2026-10-24
    days on market $299,700 Active 155 DOM
16. 2026-10-23
    days on market $299,700 Active 154 DOM
17. 2026-10-22
    days on market $299,700 Active 153 DOM
18. 2026-10-21
    days on market $299,700 Active 152 DOM
19. 2026-10-20
    pricedays on market $299,700 Active 151 DOM
20. 2026-10-19
    days on market $299,800 Active 150 DOM
21. 2026-10-18
    days on market $299,800 Active 149 DOM
22. 2026-10-17
    days on market $299,800 Active 148 DOM
23. 2026-10-16
    days on market $299,800 Active 147 DOM
24. 2026-10-15
    days on market $299,800 Active 146 DOM
25. 2026-10-14
    days on market $299,800 Active 145 DOM
26. 2026-10-13
    days on market $299,800 Active 144 DOM
27. 2026-10-12
    days on market $299,800 Active 143 DOM
28. 2026-10-11
    days on market $299,800 Active 142 DOM
29. 2026-10-10
    days on market $299,800 Active 141 DOM
30. 2026-10-09
    days on market $299,800 Active 140 DOM
31. 2026-10-08
    days on market $299,800 Active 139 DOM
32. 2026-10-07
    days on market $299,800 Active 138 DOM
33. 2026-10-06
    days on market $299,800 Active 137 DOM
34. 2026-10-05
    days on market $299,800 Active 136 DOM
35. 2026-10-04
    days on market $299,800 Active 135 DOM
36. 2026-10-04
    days on market $299,800 Active 134 DOM
37. 2026-10-02
    days on market $299,800 Active 133 DOM
38. 2026-10-01
    days on market $299,800 Active 132 DOM
39. 2026-09-30
    days on market $299,800 Active 131 DOM
40. 2026-09-29
    days on market $299,800 Active 130 DOM
41. 2026-09-28
    days on market $299,800 Active 129 DOM
42. 2026-09-27
    days on market $299,800 Active 128 DOM
43. 2026-09-25
    days on market $299,800 Active 126 DOM
44. 2026-09-24
    days on market $299,800 Active 125 DOM
45. 2026-09-23
    days on market $299,800 Active 124 DOM
46. 2026-09-22
    days on market $299,800 Active 123 DOM
47. 2026-09-21
    days on market $299,800 Active 122 DOM
48. 2026-09-20
    days on market $299,800 Active 121 DOM
49. 2026-09-19
    days on market $299,800 Active 120 DOM
50. 2026-09-18
    days on market $299,800 Active 119 DOM

ⓘ 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: $3,338 · $278/mo
• Projected year-2 tax: $3,338 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,129
• − Mortgage interest: −$16,665
• − Property taxes: −$3,338
• − Insurance: −$1,488
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$972
• − Depreciation: −$8,655
• Taxable loss: −$9,168
• Est. tax savings @ 24.0%: +$2,200
• After-tax cash flow: $-1,676/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 · 1 photo

Good 75/100 None rehab

This move-in ready home in a desirable neighborhood offers a good condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and outdoor living space ↑
• Both New flooring in bathrooms and kitchen — Improves aesthetics and functionality ↑
• Both New paint in interior — Enhances interior aesthetics and 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%
• 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

• HOA & community: Mandatory HOAMonthly HOA fee of $81Community has street lights

Exterior

• Parking: Attached garage facing front2-car garage (main level)
• Security: Carbon monoxide detector(s)Smoke detector(s)
• Utilities: City waterPublic sewer
• Home design: Single-family residenceSite-built constructionTwo levelsEntry level includes main and upper living areas
• Construction: Vinyl exteriorSlab foundationBuilt by Meritage
• Exterior features: Front porchRear porchBack yard fencingLevel and wooded lotConcrete and paved roads, publicly maintained

Interior

• Kitchen: Gas cooktopGas oven
• Bedrooms: 3 bedrooms (all upper level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms (upper level)1 half bathroom (main level)
• Heating & cooling: Natural gas heatingCentral air conditioningCeiling fans
• Interior features: Open floorplanKitchen islandPantryWalk-in closets6 total roomsCarbon monoxide and smoke detectors
• Laundry & utility: Dedicated laundry room

Price history

-9.3% since first listed

9 events — show timeline

• 2026-06-18 Price Changed $309,900 CANOPYMLS as Distributed by MLS Grid
• 2026-06-09 Price Changed $314,900 CANOPYMLS as Distributed by MLS Grid
• 2026-05-29 Price Changed $320,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-22 Listed $330,000 CANOPYMLS as Distributed by MLS Grid
• 2024-03-13 Sold (MLS) $319,770 CANOPYMLS as Distributed by MLS Grid
• 2024-02-13 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-01-19 Price Changed $319,770 CANOPYMLS as Distributed by MLS Grid
• 2023-12-08 Price Changed $329,770 CANOPYMLS as Distributed by MLS Grid
• 2023-11-29 Listed $341,770 CANOPYMLS as Distributed by MLS Grid

Property tax history

+517.9%/yr

Latest (2025): $3,338 · +517.9% YoY. Source: county tax records.