100 Stella St · Clover, SC 29710

$60,000

2 bd · 1.0 ba · 1,000 sqft · Land · 98 Days on market

Built 1969 0.31 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or buyers looking for a buildable lot! This 0.31 acre parcel includes an existing mobile home on site. The mobile home is not permanently affixed, is titled separately, and is being conveyed as-is with no value assigned. Title is currently in the sellers’ names and will transfer at closing. The property is zoned R-7, which requires stick-built construction. If the current structure is removed, it cannot be replaced with another manufactured home. Ideal for buyers looking to build or invest. Buyers are encouraged to verify all information. Also listed as Residential - see MLS#4352022 for additional details.

Key facts

• 0.31 acre lot
• Built 1969
• Listed 98 days

Property features AI

Finance

• Other: Property zoning: R7; Other structures: None; Accessibility: Two or more access exits; Lot size: 0.31 acres; Directions note: Property located behind 203 Richland St; Stella is a privately maintained road
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Manufactured single-family residence; One story; Pillar/post/pier foundation
• Construction: Manufactured construction; Construction materials: N/A
• Exterior features: Cleared lot; Private maintained gravel road access

Interior

• Kitchen: No appliances listed
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other (see remarks); Cooling: Window unit(s)
• Interior features: One main-level living area; No built-in appliances listed
• Laundry & utility: No laundry hookups or room (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $60k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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.
6. 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.
7. 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: 3.10% ✓
• Cap rate: 27.38%
• Cash-on-cash: 75.30%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.88% rent growth · sell at horizon

5-year hold

• IRR: 72.8%
• Equity multiple: 4.19×
• Total profit: $53,566
• Equity at exit: $8,946

10-year hold

• IRR: 76.0%
• Equity multiple: 8.02×
• Total profit: $117,943
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1,054

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 38%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Kings Mountain St Clover, SC	1.0	1.0	1100	$699	$0.64	24d	1	0.33mi
102 Mobley St Clover, SC	1.0	1.0	1100	$690	$0.63	4d	1	0.33mi
316 Zion Church Rd Clover, SC	3.0	2.0	1500	$2,295	$1.53	2d	1	0.43mi
142 Rockford Way Clover, SC	1.0–3.0	1.0–2.0	969	$1,360	$1.40	2d	1	0.49mi
1157 Faulkner Rd Unit Main Clover, SC	3.0	2.0	1100	$1,925	$1.75	24d	1	1.06mi
110 Willow St Clover, SC	3.0	2.0	1300	$1,835	$1.41	24d	1	1.14mi

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 98 DOM
2. 2026-06-17
   days on market $60,000 Active 97 DOM
3. 2026-06-16
   days on market $60,000 Active 96 DOM
4. 2026-06-15
   days on market $60,000 Active 95 DOM
5. 2026-06-13
   days on market $60,000 Active 93 DOM
6. 2026-06-13
   statusdays on market $60,000 Active 92 DOM
7. 2026-06-02
   status $60,000 Pending 91 DOM
8. 2026-06-01
   days on market $60,000 Active 91 DOM
9. 2026-05-31
   days on market $60,000 Active 90 DOM
10. 2026-05-09
    historical Active Under Contract 660-char remark

    Show marketing remark (660 chars)

    Great opportunity for investors or buyers looking for a buildable lot! This 0.31 acre parcel includes an existing mobile home on site. The mobile home is not permanently affixed, is titled separately, and is being conveyed as-is with no value assigned. Title is currently in the sellers’ names and will transfer at closing. The property is zoned R-7, which requires stick-built construction. If the current structure is removed, it cannot be replaced with another manufactured home. Ideal for buyers looking to build or invest. Buyers are encouraged to verify all information. Also listed as Residential - see MLS#4352022 for additional details.

11. 2026-03-19
    price $60,000 660-char remark

    Show marketing remark (660 chars)

    Great opportunity for investors or buyers looking for a buildable lot! This 0.31 acre parcel includes an existing mobile home on site. The mobile home is not permanently affixed, is titled separately, and is being conveyed as-is with no value assigned. Title is currently in the sellers’ names and will transfer at closing. The property is zoned R-7, which requires stick-built construction. If the current structure is removed, it cannot be replaced with another manufactured home. Ideal for buyers looking to build or invest. Buyers are encouraged to verify all information. Also listed as Residential - see MLS#4352022 for additional details.

12. 2026-03-19
    price $60,000

    Show marketing remark (660 chars)

    Great opportunity for investors or buyers looking for a buildable lot! This 0.31 acre parcel includes an existing mobile home on site. The mobile home is not permanently affixed, is titled separately, and is being conveyed as-is with no value assigned. Title is currently in the sellers’ names and will transfer at closing. The property is zoned R-7, which requires stick-built construction. If the current structure is removed, it cannot be replaced with another manufactured home. Ideal for buyers looking to build or invest. Buyers are encouraged to verify all information. Also listed as Residential - see MLS#4352022 for additional details.

13. 2026-03-02
    listed $70,000 Active 660-char remark

    Show marketing remark (660 chars)

    Great opportunity for investors or buyers looking for a buildable lot! This 0.31 acre parcel includes an existing mobile home on site. The mobile home is not permanently affixed, is titled separately, and is being conveyed as-is with no value assigned. Title is currently in the sellers’ names and will transfer at closing. The property is zoned R-7, which requires stick-built construction. If the current structure is removed, it cannot be replaced with another manufactured home. Ideal for buyers looking to build or invest. Buyers are encouraged to verify all information. Also listed as Residential - see MLS#4352022 for additional details.

14. 2026-03-02
    listed $70,000 Active

    Show marketing remark (660 chars)

    Great opportunity for investors or buyers looking for a buildable lot! This 0.31 acre parcel includes an existing mobile home on site. The mobile home is not permanently affixed, is titled separately, and is being conveyed as-is with no value assigned. Title is currently in the sellers’ names and will transfer at closing. The property is zoned R-7, which requires stick-built construction. If the current structure is removed, it cannot be replaced with another manufactured home. Ideal for buyers looking to build or invest. Buyers are encouraged to verify all information. Also listed as Residential - see MLS#4352022 for additional details.

15. 1998-05-04
    soldstatus $21,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,312
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$1,745
• Taxable income: $12,436
• Est. tax owed @ 24.0%: −$2,985
• After-tax cash flow: $9,666/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

• Census place: Clover, SC
• 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

Price history

+179.1% since first listed

6 events — show timeline

• 2026-05-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $60,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $60,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-02 Listed $70,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-02 Listed $70,000 CANOPYMLS as Distributed by MLS Grid
• 1998-05-04 Sold (Public Records) $21,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $18 · +18.9% YoY. Source: county tax records.