Longfield TH Plan · Clover, SC 29710

$279,900

3 bd · 2.5 ba · 1,762 sqft · Townhouse · 736 Days on market

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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).

• Cash flow +13.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Longfield Townhome, a versatile floorplan of 1,762 square feet, offering 3 Bedrooms and 2.5 Bathrooms to accommodate diverse family needs. On the First Floor, you'll find an inviting entryway with a convenient Half Bathroom and access to the Garage. Moving forward, you enter an open living space featuring a well-appointed Kitchen with a Pantry, seamlessly connecting to an expansive Great Room, as well as a Dining Room for family gatherings. The Second Floor offers a peaceful retreat, with the Primary Bedroom featuring a spacious Bathroom and an expansive Walk-In Closet, creating a personal oasis for homeowners. Additionally, you'll discover two more Bedrooms, an extra Bathroom,

Key facts

• Walk-in closet
• Listed 736 days

Tags

• WALK-IN CLOSET
• CUSTOMIZATION OPTIONS

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $239,900

Exterior

• Home design: Townhome plan (Longfield TH); New construction plan
• Construction: 1,762 living area (plan)
• Exterior features: Located at 120 Old Carriage Rd, Clover, SC 29710

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan home)

🏗️ New construction. The $279,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,586.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-6 ($-75/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (16.0% below list).
• Recommended offer: $235k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Clover — 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 70/100 on livability (#63 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, employment D, 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: Rents flat; 356 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 736 days — a 12% lower offer ($246k) 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 $235,042 (16.0% 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 736 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $269,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Drawbar Dr	0.05mi	3/2.5	1,762 (0%)	1mo	$271,900	$154	97
325 Drawbar Dr #98	0.08mi	3/2.5	1,762 (0%)	0mo	$259,900	$148	96
321 Drawbar Dr #96	0.07mi	3/2.5	1,762 (0%)	1mo	$259,900	$148	96
397 Drawbar Dr #128	0.23mi	3/2.5	1,762 (0%)	2mo	$249,900	$142	88
393 Drawbar Dr #126	0.22mi	3/2.5	1,762 (0%)	3mo	$269,900	$153	88
420 Drawbar Dr #53	0.26mi	3/2.5	1,762 (0%)	2mo	$249,900	$142	86
571 Station St #68	0.18mi	3/2.5	1,762 (0%)	7mo	$267,900	$152	86
587 Station St #61	0.21mi	3/2.5	1,762 (0%)	7mo	$274,900	$156	84
583 Station St #63	0.20mi	3/2.5	1,762 (0%)	8mo	$274,900	$156	84
589 Station St #60	0.22mi	3/2.5	1,762 (0%)	8mo	$270,000	$153	83
426 Drawbar Dr #50	0.26mi	3/2.5	1,762 (0%)	6mo	$274,253	$156	83
622 Station St #48	0.29mi	3/2.5	1,762 (0%)	10mo	$271,146	$154	79

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-48,955
• Equity at exit: $40,196

10-year hold

• IRR: -16.3%
• Equity multiple: 0.17×
• Total profit: $-62,303
• Equity at exit: $23,309

Cash invested: $75,484 (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 29710

• Rents YoY: 0.9%
• Active inventory: 356
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,414
• Tax est. 1.5%: −$337 /mo · $4,044/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-6

Break-even live

Break-even rent $2,358

Max offer price $268,686

Occupancy floor 95%

Sensitivity live

Price	-10% $180	-5% $87	+0% $-6	+5% $-99	+10% $-193
Rent	-10% $-192	-5% $-99	+0% $-6	+5% $87	+10% $179
Rate	-1.0pp $130	-0.5pp $62	base $-6	+0.5pp $-76	+1.0pp $-147

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: $67,396
• Closing costs: $8,088
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Drawbar Dr Clover, SC	3.0	2.5	1704	$2,200	$1.29	17d	1	0.09mi
328 Drawbar Dr Clover, SC	3.0	2.5	1704	$2,200	$1.29	18d	1	0.09mi
3894 Shasta Cir Clover, SC	3.0	2.5	2417	$2,500	$1.03	24d	1	0.16mi
6079 Shamrock Green Dr Clover, SC	3.0	2.5	2169	$2,295	$1.06	24d	1	0.18mi
6056 Shamrock Green Dr Clover, SC	3.0	2.5	1591	$2,300	$1.45	3d	1	0.22mi
316 Zion Church Rd Clover, SC	3.0	2.0	1500	$2,295	$1.53	2d	1	1.21mi
294 Zion Church Rd Clover, SC	3.0	2.0	1596	$2,295	$1.44	2d	1	1.25mi

Listing history 14 events

1. 2026-06-18
   days on market $279,900 Active 736 DOM
2. 2026-06-17
   days on market $279,900 Active 735 DOM
3. 2026-06-16
   days on market $279,900 Active 734 DOM
4. 2026-06-15
   days on market $279,900 Active 733 DOM
5. 2026-06-13
   days on market $279,900 Active 731 DOM
6. 2026-06-13
   days on market $279,900 Active 730 DOM
7. 2026-06-09
   days on market $279,900 Active 727 DOM
8. 2026-06-08
   days on market $279,900 Active 726 DOM
9. 2026-06-07
   days on market $279,900 Active 725 DOM
10. 2026-06-04
    days on market $279,900 Active 722 DOM
11. 2026-06-03
    days on market $279,900 Active 721 DOM
12. 2026-06-02
    days on market $279,900 Active 720 DOM
13. 2026-06-01
    days on market $279,900 Active 719 DOM
14. 2026-05-31
    days on market $279,900 Active 718 DOM

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

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: $28,205
• − Mortgage interest: −$15,101
• − Property taxes: −$4,044
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$7,843
• Taxable loss: −$4,643
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $1,040/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 — Clover

• Score: 70/100
• State rank: #63
• US rank: #7672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 281,758 people
• City population: 40,595
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 40,595
• Household income: $96,563
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 569.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -194.83%
• Current HPI: 252.3011
• Rent YoY: ▲ 0.88%
• 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