404 Brannon Meadows Dr · York, SC 29745

$345,000

4 bd · 2.5 ba · 2,100 sqft · SingleFamily public records · 233 Days on market

Built 2022 4,356 sqft lot Est $330k · at est. ↓ 4% since listing

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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 +12.4/30.0
• ARV discount +5.4/15.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully designed 4-bedroom, 2.5-bath modern home built in 2022, perfect for today’s busy family! Step inside to a bright and open floor plan that offers plenty of space for gathering and making memories. The spacious living room flows easily into the dining area and modern kitchen, complete with quartz countertops, stainless steel appliances, a large center island, and ample cabinet space — ideal for family meals and entertaining.

Key facts

• 4,356 sq ft lot
• Garage
• Built 2022

Property features AI

Finance

• HOA & community: Homeowners association present; membership required

Exterior

• Parking: Attached garage; Driveway; 1 garage space; Main-level garage
• Utilities: City water; Public sewer
• Home design: Single family residence; Residential property; Two levels; Slab foundation
• Construction: Site-built construction; Vinyl exterior
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave
• Bedrooms: 4 bedrooms (main level: 4)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Kitchen island; Pantry; Fireplaces in the kitchen and living room
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-58 ($-694/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (20.2% below list).
• Recommended offer: $275k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.6% 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: schools D-, crime F, amenities 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: 541 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 42% 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 $10k 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 233 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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: 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 $275,465 (20.2% 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 233 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $329,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
373 Brannon Meadows Dr	0.08mi	3/2.5 (-1)	2,001 (-5%)	3mo	$335,000	$167	81
1211 Whitehall Hill Rd	0.24mi	3/2.5 (-1)	2,117 (+1%)	3mo	$315,000	$149	80
767 Gants Rd	0.27mi	3/2.5 (-1)	2,107 (+0%)	4mo	$310,000	$147	79
145 Pheasant Ridge Cir	0.28mi	4/2.0	1,943 (-8%)	1mo	$300,000	$154	72
408 Vidette Dr	0.62mi	4/2.5	2,097 (-0%)	3mo	$333,990	$159	68
404 Vidette Dr	0.62mi	4/3.0	2,156 (+3%)	1mo	$328,990	$153	64
1507 Cazador Ln	0.29mi	3/2.5 (-1)	2,280 (+9%)	6mo	$315,403	$138	62
266 Bezelle Ave	0.73mi	4/2.5	2,097 (-0%)	8mo	$327,990	$156	59
412 Vidette Dr	0.62mi	4/2.5	1,889 (-10%)	3mo	$304,990	$161	52
416 Vidette Dr	0.62mi	3/2.5 (-1)	1,939 (-8%)	4mo	$303,990	$157	50
681 Cashion Rd	0.65mi	3/2.5 (-1)	1,939 (-8%)	3mo	$328,990	$170	50
269 Bezelle Ave	0.73mi	3/2.5 (-1)	1,939 (-8%)	8mo	$320,990	$166	42

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-59,640
• Equity at exit: $51,441

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-56,884
• Equity at exit: $29,829

Cash invested: $96,600 (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 29745

• Home prices YoY: -30.3%
• Active inventory: 541
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,755 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-58

Break-even live

Break-even rent $2,828

Max offer price $334,781

Occupancy floor 97%

Sensitivity live

Price	-10% $137	-5% $40	+0% $-58	+5% $-155	+10% $-253
Rent	-10% $-275	-5% $-167	+0% $-58	+5% $51	+10% $160
Rate	-1.0pp $116	-0.5pp $30	base $-58	+0.5pp $-147	+1.0pp $-238

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 Brannon Meadows Dr York, SC	3.0	2.5	2265	$2,500	$1.10	22d	1	0.09mi
208 Washington St York, SC	5.0	3.0	3000	$1,995	$0.67	2d	1	0.57mi
195 Bezelle Ave York, SC	5.0	3.0	2570	$2,700	$1.05	2d	1	0.84mi

Listing history 23 events

1. 2026-06-18
   days on market $345,000 Active 233 DOM
2. 2026-06-17
   days on market $345,000 Active 232 DOM
3. 2026-06-16
   days on market $345,000 Active 231 DOM
4. 2026-06-15
   days on market $345,000 Active 230 DOM
5. 2026-06-13
   days on market $345,000 Active 228 DOM
6. 2026-06-09
   days on market $345,000 Active 224 DOM
7. 2026-06-08
   days on market $345,000 Active 223 DOM
8. 2026-06-07
   days on market $345,000 Active 222 DOM
9. 2026-06-04
   days on market $345,000 Active 219 DOM
10. 2026-06-03
    days on market $345,000 Active 218 DOM
11. 2026-06-02
    days on market $345,000 Active 217 DOM
12. 2026-06-01
    days on market $345,000 Active 216 DOM
13. 2026-05-31
    days on market $345,000 Active 215 DOM
14. 2025-10-29
    listed $345,000 Active
15. 2025-10-10
    historical $345,000
16. 2025-07-29
    historical $3,600
17. 2025-06-25
    listed $3,600
18. 2025-01-09
    status Active
19. 2025-01-09
    price $345,500
20. 2024-11-21
    price $349,500
21. 2024-11-12
    price $353,000
22. 2024-10-23
    listed $358,000 Active
23. 2024-10-16
    historical

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $3,373 · $281/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 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: $33,056
• − Mortgage interest: −$19,325
• − Property taxes: −$3,373
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$10,036
• Taxable loss: −$6,692
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $912/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 — 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 · 281,758 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: 321.0

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 (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

Price history

-3.6% since first listed

10 events — show timeline

• 2025-10-29 Listed $345,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-10 Coming Soon $345,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-29 Rental Removed $3,600 RENTALBEAST
• 2025-06-25 Listed for Rent $3,600 RENTALBEAST
• 2025-01-09 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $345,500 CANOPYMLS as Distributed by MLS Grid
• 2024-11-21 Price Changed $349,500 CANOPYMLS as Distributed by MLS Grid
• 2024-11-12 Price Changed $353,000 CANOPYMLS as Distributed by MLS Grid
• 2024-10-23 Listed $358,000 CANOPYMLS as Distributed by MLS Grid
• 2024-10-16 Coming Soon — CANOPYMLS as Distributed by MLS Grid

Property tax history

+244.1%/yr

Latest (2025): $3,373 · +4.1% YoY. Source: county tax records.