3327 York St · Sharon, SC 29742

$155,000

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 88 Days on market

Built 1960 0.30 ac lot

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Why this score? — see what drove the B 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 +26.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming home is just steps away from being move-in ready, giving you the perfect chance to add your personal touch to the final finishes. Many big-ticket updates have already been done, so it feels fresh and inviting from the moment you walk in. While you might want to add new siding down the road, the home is fully livable as-is. Located in the heart of Downtown Sharon, you’ll love being able to walk to local lunch spots while enjoying the peaceful vibe of small-town living. Whether you’re a buyer looking for your next home or an investor eyeing a rental or flip opportunity, this property has tons of potential and instant appeal.

Key facts

• 0.3 acre lot
• Built 1960
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#351 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools 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.
• Market conditions: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• York County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.56×
• Total profit: $111,155
• Equity at exit: $139,636

10-year hold

• IRR: 28.3%
• Equity multiple: 8.06×
• Total profit: $306,545
• Equity at exit: $301,131

Cash invested: $43,400 (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 29742

• Home prices YoY: 14.6%
• Active inventory: 14
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$284 /mo · $3,409/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $418

Break-even live

Break-even rent $1,470

Max offer price $155,000

Occupancy floor 74%

Sensitivity live

Price	-10% $506	-5% $462	+0% $418	+5% $375	+10% $331
Rent	-10% $260	-5% $339	+0% $418	+5% $497	+10% $576
Rate	-1.0pp $497	-0.5pp $458	base $418	+0.5pp $378	+1.0pp $337

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3019 Pratt St Sharon, SC	3.0	2.0	1500	$2,000	$1.33	21d	1	0.11mi

Listing history 6 events

1. 2025-12-09
   soldstatus $170,000
2. 2025-12-08
   soldstatus $170,000 Closed 659-char remark

   Show marketing remark (659 chars)

   This charming home is just steps away from being move-in ready, giving you the perfect chance to add your personal touch to the final finishes. Many big-ticket updates have already been done, so it feels fresh and inviting from the moment you walk in. While you might want to add new siding down the road, the home is fully livable as-is. Located in the heart of Downtown Sharon, you’ll love being able to walk to local lunch spots while enjoying the peaceful vibe of small-town living. Whether you’re a buyer looking for your next home or an investor eyeing a rental or flip opportunity, this property has tons of potential and instant appeal.

3. 2025-10-09
   status Pending

   Show marketing remark (659 chars)

   This charming home is just steps away from being move-in ready, giving you the perfect chance to add your personal touch to the final finishes. Many big-ticket updates have already been done, so it feels fresh and inviting from the moment you walk in. While you might want to add new siding down the road, the home is fully livable as-is. Located in the heart of Downtown Sharon, you’ll love being able to walk to local lunch spots while enjoying the peaceful vibe of small-town living. Whether you’re a buyer looking for your next home or an investor eyeing a rental or flip opportunity, this property has tons of potential and instant appeal.

4. 2025-10-09
   historical Active Under Contract 659-char remark

   Show marketing remark (659 chars)

   This charming home is just steps away from being move-in ready, giving you the perfect chance to add your personal touch to the final finishes. Many big-ticket updates have already been done, so it feels fresh and inviting from the moment you walk in. While you might want to add new siding down the road, the home is fully livable as-is. Located in the heart of Downtown Sharon, you’ll love being able to walk to local lunch spots while enjoying the peaceful vibe of small-town living. Whether you’re a buyer looking for your next home or an investor eyeing a rental or flip opportunity, this property has tons of potential and instant appeal.

5. 2025-07-28
   listed $155,000 Active 659-char remark

   Show marketing remark (659 chars)

   This charming home is just steps away from being move-in ready, giving you the perfect chance to add your personal touch to the final finishes. Many big-ticket updates have already been done, so it feels fresh and inviting from the moment you walk in. While you might want to add new siding down the road, the home is fully livable as-is. Located in the heart of Downtown Sharon, you’ll love being able to walk to local lunch spots while enjoying the peaceful vibe of small-town living. Whether you’re a buyer looking for your next home or an investor eyeing a rental or flip opportunity, this property has tons of potential and instant appeal.

6. 2025-07-12
   listed $155,000 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: $3,409 · $284/mo
• Projected year-2 tax: $3,409 · $284/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $24,000
• − Mortgage interest: −$8,682
• − Property taxes: −$3,409
• − Insurance: −$775
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,509
• Taxable income: $2,784
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $4,353/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 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

Livability — Sharon

• Score: 52/100
• State rank: #351
• US rank: #24893

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, SC
• Population (ZIP): 2,358

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 (70%)
• Race & ethnicity: White 70% Black 26% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 7% Serbian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 36.39%
• Current HPI: 285.9257
• Rent YoY: —
• Metro: —
• 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

+9.7% since first listed

6 events — show timeline

• 2025-12-09 Sold (Public Records) $170,000 Public Records
• 2025-12-08 Sold (MLS) $170,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-09 Pending — SPMLS
• 2025-10-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-07-28 Listed $155,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-12 Listed $155,000 SPMLS

Property tax history

+10.3%/yr

Latest (2025): $3,409 · +14.5% YoY. Source: county tax records.