Frost VE Plan · York, SC 29745

$354,999

5 bd · 3.0 ba · 2,578 sqft · SingleFamily · 30 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home provides space for the whole family to thrive. The first floor features an open design among the family room, kitchen and breakfast room in addition to a secluded secondary bedroom that's ideal for guests and a two-car garage. Upstairs are a versatile bonus room that adds shared living space and four bedrooms including the owner's suite.

Key facts

• Versatile bonus room
• Owner's suite
• 2 garage spots

Tags

• SECLUDED SECONDARY BEDROOM
• VERSATILE BONUS ROOM
• OWNER'S SUITE

🏗️ New construction. The $354,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $388,594.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $355k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-773 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (29.5% below list).
• Recommended offer: $250k (29.5% 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: 837 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 38% 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 $3k of loan paydown is wiped out by about $12k 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 30 days — a 2% lower offer ($350k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,446 (29.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.80%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $388,594
• List price: $354,999
• Delta: -8.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 Haltom Holw	0.02mi	5/3.0	2,578 (0%)	1mo	$349,999	$136	98
1132 Haltom Holw	0.03mi	5/3.0	2,578 (0%)	4mo	$370,999	$144	96
1218 Ambrosia Dr	0.09mi	5/3.0	2,578 (0%)	1mo	$345,999	$134	95
1127 Haltom Holw	0.23mi	5/3.0	2,578 (0%)	2mo	$349,999	$136	88
1235 Ambrosia Dr	0.31mi	5/3.0	2,578 (0%)	1mo	$372,499	$144	85
1242 Ambrosia Dr	0.31mi	5/3.0	2,578 (0%)	1mo	$365,199	$142	85
1123 Haltom Holw	0.01mi	5/2.5	2,306 (-11%)	2mo	$349,000	$151	78
1128 Haltom Holw	0.02mi	5/2.5	2,306 (-11%)	4mo	$339,349	$147	76
142 Bellina Dr #58	0.46mi	5/3.0	2,572 (-0%)	2mo	$354,990	$138	76
3241 Oberon St	0.31mi	4/3.0 (-1)	2,328 (-10%)	0mo	$437,400	$188	64
184 Bellina Dr	0.47mi	4/2.5 (-1)	2,328 (-10%)	4mo	$376,282	$162	52
804 Congress St N	0.70mi	4/3.0 (-1)	2,348 (-9%)	2mo	$400,000	$170	46

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: -31.3%
• Equity multiple: -0.03×
• Total profit: $-112,150
• Equity at exit: $57,941

10-year hold

• IRR: -34.7%
• Equity multiple: -0.48×
• Total profit: $-160,769
• Equity at exit: $33,599

Cash invested: $108,806 (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 · 22 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $350,000 ($153/sqft)
• Median days on market: 40 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: -1.2% 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: 837
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,504 medium
• Mortgage (P&I): −$2,038
• Tax est. 1.5%: −$486 /mo · $5,829/yr
• Insurance: −$162
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-773

Break-even live

Break-even rent $3,483

Max offer price $276,679

Occupancy floor —

Sensitivity live

Price	-10% $-505	-5% $-639	+0% $-773	+5% $-908	+10% $-1,042
Rent	-10% $-971	-5% $-872	+0% $-773	+5% $-674	+10% $-576
Rate	-1.0pp $-578	-0.5pp $-675	base $-773	+0.5pp $-874	+1.0pp $-977

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: $97,149
• Closing costs: $11,658
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	43d	1	1.27mi

Property features AI

Finance

• Financial info: List price: $354,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family planAddress: Frost II Plan, York, SC 29745
• Exterior features: Living area approximately 2578 (listing value)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan name: Frost IINew construction plan

Listing history 18 events

1. 2026-06-26
   days on market $354,999 Active 30 DOM
2. 2026-06-24
   days on market $354,999 Active 28 DOM
3. 2026-06-22
   days on market $354,999 Active 26 DOM
4. 2026-06-21
   days on market $354,999 Active 25 DOM
5. 2026-06-18
   days on market $354,999 Active 22 DOM
6. 2026-06-17
   days on market $354,999 Active 21 DOM
7. 2026-06-16
   days on market $354,999 Active 20 DOM
8. 2026-06-15
   days on market $354,999 Active 19 DOM
9. 2026-06-13
   days on market $354,999 Active 17 DOM
10. 2026-06-10
    price $354,999 Active 13 DOM
11. 2026-06-09
    days on market $369,999 Active 13 DOM
12. 2026-06-08
    days on market $369,999 Active 12 DOM
13. 2026-06-07
    days on market $369,999 Active 11 DOM
14. 2026-06-04
    days on market $369,999 Active 8 DOM
15. 2026-06-03
    days on market $369,999 Active 7 DOM
16. 2026-06-02
    pricedays on market $369,999 Active 6 DOM
17. 2026-06-01
    days on market $366,999 Active 5 DOM
18. 2026-05-31
    days on market $366,999 Active 4 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,054
• − Mortgage interest: −$21,767
• − Property taxes: −$5,829
• − Insurance: −$2,740
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − Depreciation: −$11,305
• Taxable loss: −$16,396
• Est. tax savings @ 24.0%: +$3,935
• After-tax cash flow: $-5,346/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $12,890–$38,670 screening

This two-story home is in good condition with modern finishes and a clean exterior. Minor updates to the exterior siding and curtains can further enhance its appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace curtains — Fresh curtains can make the home more inviting for potential renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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%
• Common ancestry: Romanian 3% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• 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

• Financial info: List price: $354,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family planAddress: Frost II Plan, York, SC 29745
• Exterior features: Living area approximately 2578 (listing value)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan name: Frost IINew construction plan