Is 380 Olympia Way in York, SC a good investment?

CashFlowRE grades it D with a 5.5% cap rate and $-196/mo modeled cash flow at a $299,800 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 380 Olympia Way?

The modeled cap rate is 5.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,354/month, from CashFlowRE's rent model.

D Composite 42.37

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 +13.0/15.0
Cash flow +9.7/30.0
Schools +4.6/10.0
Condition / age +3.8/5.0
Livability +3.2/5.0
1% rule +2.9/10.0
DSCR +2.8/10.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$299,800

380 Olympia Way · York, SC 29745

3 bd · 2.5 ba · 1,808 sqft · SingleFamily public records · 125 Days on market

Built 2024 Good condition 5,745 sqft lot 2-car garage $166/sqft · 12% below area Est $341k · 12% under $81/mo HOA · 3% of rent ↓ 9% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $300k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $265k (11.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (21.5% below list).
Recommended offer: $235k (21.5% below list) — sets the bar for 1% rule.
Cap rate 5.5% vs local median 4.0% 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: 837 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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 125 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
2 sale attempts since 3y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $235,439 (21.5% below list)

Questions for the listing agent

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?
It's been on market 125 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.79% ✗
Cap rate: 5.51%
Cash-on-cash: -2.81%
DSCR: 0.88
GRM: 10.6

CMA / ARV

ARV (median comp): $341,323
List price: $299,800
Delta: -12.17%
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%)	8mo	$300,000	$188	73
145 Ole Eastpointe Dr	0.54mi	3/2.0	1,773 (-2%)	4mo	$350,000	$197	66
309 Olympia Way	0.16mi	4/2.5 (+1)	2,014 (+11%)	4mo	$314,900	$156	66
170 Canoga Ave	0.15mi	4/2.5 (+1)	2,024 (+12%)	4mo	$328,000	$162	65
377 Pelling Dr	0.25mi	3/2.5	1,546 (-14%)	1mo	$257,500	$167	63
532 Sansberry Dr	0.36mi	3/2.5	2,004 (+11%)	2mo	$269,000	$134	63
133 Ole Eastpointe Dr	0.58mi	3/2.0	1,834 (+1%)	8mo	$350,000	$191	62
483 Olympia Way	0.16mi	4/3.0 (+1)	2,008 (+11%)	6mo	$343,000	$171	62
513 Sansberry Dr	0.41mi	4/2.5 (+1)	2,051 (+13%)	0mo	$295,000	$144	53
416 Roxanna Ln	0.48mi	3/2.5	2,074 (+15%)	4mo	$360,154	$174	50
148 Bellina Dr	0.54mi	3/2.5	2,074 (+15%)	3mo	$343,900	$166	48
129 Bellina Dr	0.58mi	3/2.5	2,074 (+15%)	6mo	$349,500	$169	44

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: -21.0%
Equity multiple: 0.27×
Total profit: $-61,056
Equity at exit: $44,701

10-year hold

IRR: -14.3%
Equity multiple: 0.18×
Total profit: $-69,159
Equity at exit: $25,921

Cash invested: $83,944 (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: 41 active · 19 under contract
Months of supply: 15.4 mo (7%/mo absorbed)
Median asking: $332,999 ($196/sqft)
Median days on market: 71 d
This list price: 17% of active listings are priced below it
ARV vs active asking: -3.8% 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: 837
Price-to-rent: 10.6×

Monthly cashflow live

Estimated rent: $2,354 high interval (Pro) →
Mortgage (P&I): −$1,572
Tax from tax record: −$278 /mo · $3,338/yr
Insurance: −$125
HOA: −$81
Lot rent: −$0
Vacancy / Maint / Mgmt: −$494
Net cashflow: $-196

Break-even live

Break-even rent $2,603

Max offer price $265,125

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-111	+0% $-196	+5% $-281	+10% $-366
Rent	-10% $-382	-5% $-289	+0% $-196	+5% $-103	+10% $-10
Rate	-1.0pp $-45	-0.5pp $-120	base $-196	+0.5pp $-274	+1.0pp $-353

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: $74,950
Closing costs: $8,994
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Wray St York, SC	3.0	2.0	1250	$2,000	$1.60	6d	1	0.52mi
985 Anchor Way York, SC	2.0	2.5	1261	$1,695	$1.34	3d	1	0.79mi
969 Anchor Way York, SC	2.0	2.5	1264	$1,695	$1.34	27d	1	0.79mi
495 Switch St York, SC	3.0	2.5	1928	$2,395	$1.24	88d	1	0.82mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	119d	1	0.89mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,470	$1.73	76d	1	0.89mi
233 Lincoln Rd York, SC	3.0	2.0	1359	$2,100	$1.55	10d	1	1.06mi
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	43d	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

2026-09-24

days on market $299,800 Active 125 DOM
2026-09-23

days on market $299,800 Active 124 DOM
2026-09-22

days on market $299,800 Active 123 DOM
2026-09-21

days on market $299,800 Active 122 DOM
2026-09-20

days on market $299,800 Active 121 DOM
2026-09-19

days on market $299,800 Active 120 DOM
2026-09-18

days on market $299,800 Active 119 DOM
2026-09-17

days on market $299,800 Active 118 DOM
2026-09-16

days on market $299,800 Active 117 DOM
2026-09-15

days on market $299,800 Active 116 DOM
2026-09-14

days on market $299,800 Active 115 DOM
2026-09-13

days on market $299,800 Active 114 DOM
2026-09-12

days on market $299,800 Active 113 DOM
2026-09-11

days on market $299,800 Active 112 DOM
2026-09-05

days on market $299,800 Active 106 DOM
2026-09-04

days on market $299,800 Active 105 DOM
2026-09-03

days on market $299,800 Active 104 DOM
2026-08-31

pricedays on market $299,800 Active 101 DOM
2026-08-30

days on market $299,900 Active 100 DOM
2026-08-29

days on market $299,900 Active 99 DOM
2026-08-28

days on market $299,900 Active 98 DOM
2026-08-27

days on market $299,900 Active 97 DOM
2026-08-26

days on market $299,900 Active 96 DOM
2026-08-25

days on market $299,900 Active 95 DOM
2026-08-24

days on market $299,900 Active 94 DOM
2026-08-23

days on market $299,900 Active 93 DOM
2026-08-22

days on market $299,900 Active 92 DOM
2026-08-21

days on market $299,900 Active 91 DOM
2026-08-20

days on market $299,900 Active 90 DOM
2026-08-19

days on market $299,900 Active 89 DOM
2026-08-18

days on market $299,900 Active 88 DOM
2026-08-17

days on market $299,900 Active 87 DOM
2026-08-16

days on market $299,900 Active 86 DOM
2026-08-15

days on market $299,900 Active 85 DOM
2026-08-14

days on market $299,900 Active 84 DOM
2026-08-13

days on market $299,900 Active 83 DOM
2026-08-12

days on market $299,900 Active 82 DOM
2026-08-11

days on market $299,900 Active 81 DOM
2026-08-10

days on market $299,900 Active 80 DOM
2026-08-09

days on market $299,900 Active 79 DOM
2026-08-08

days on market $299,900 Active 78 DOM
2026-08-06

days on market $299,900 Active 76 DOM
2026-08-05

days on market $299,900 Active 75 DOM
2026-08-04

days on market $299,900 Active 74 DOM
2026-08-03

days on market $299,900 Active 73 DOM
2026-07-31

days on market $299,900 Active 70 DOM
2026-07-30

days on market $299,900 Active 69 DOM
2026-07-30

days on market $299,900 Active 68 DOM
2026-07-28

days on market $299,900 Active 67 DOM
2026-07-26

days on market $299,900 Active 65 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.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,253
− Mortgage interest: −$16,793
− Property taxes: −$3,338
− Insurance: −$1,499
− Repairs & maintenance: −$2,260
− Management: −$2,260
− HOA: −$972
− Depreciation: −$8,721
Taxable loss: −$7,592

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,822
After-tax cash flow: $-533/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

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
#370 Sonoco Products Hartsville $6.8B

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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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