723 Kings Mountain St · Clover, SC 29710

$145,000

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 2 Days on market

Built 1968 7,405 sqft lot Est $185k · 21% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• 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

Welcome to 723 Kings Mountain Street, Clover, a place full of opportunity and waiting for someone with a vision to make it their own. This 2-bedroom, 1-bath home is perfect for a buyer looking for a labor-of-love project and the chance to create something truly special. Whether you're a first-time homebuyer ready to build equity, an investor, or someone who simply enjoys bringing new life to a home, this property offers plenty of potential and endless possibilities. One of the biggest highlights is the location. Situated literally just a half mile from downtown Clover, the home has easy access to local shops, restaurants, parks, and all the charm this wonderful small town has to offer. Brin

Key facts

• Easy access to parks
• 7,405 sq ft lot
• Built 1968

Tags

• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO PARKS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Residential property; One story; Site-built construction; Brick exterior
• Construction: Built on a crawl space; Site-built with brick construction
• Exterior features: Yard on a 0.17-acre lot; Road access is publicly maintained; Road surfaces: dirt and paved

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Heat pump; Central air conditioning (electric)
• Interior features: One-level layout; Crawl space foundation
• Laundry & utility: Utility room laundry; Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.7% 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.
• Zoned schools: Kinard Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 441 students, 61% FRL); Clover High (math 86% / reading 94%, grade A+, #4 of 196 statewide, top 2%, 2,685 students, 35% FRL) — zoned schools average 48% FRL vs 26% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 356 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $145,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $184,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 Kings Mountain St	0.06mi	3/2.0 (+1)	1,040 (+8%)	1mo	$249,900	$240	74
102 Wilson St	0.20mi	3/1.0 (+1)	1,008 (+5%)	6mo	$150,000	$149	72
605 Kings Mountain St	0.11mi	1/1.0 (-1)	832 (-13%)	4mo	$53,000	$64	64
502 Kings Mountain St	0.26mi	3/1.0 (+1)	1,042 (+8%)	11mo	$199,900	$192	60
610 Guinn St	0.44mi	2/2.0	957 (-0%)	18mo	$105,000	$110	59
732 Victory Gallop Ave	0.13mi	3/2.0 (+1)	1,061 (+10%)	14mo	$255,000	$240	56
101 Fairview St #43	0.47mi	2/1.0	936 (-3%)	22mo	$145,000	$155	55
114 Queensgate Rd	0.23mi	3/1.0 (+1)	1,056 (+10%)	17mo	$140,000	$133	54
202 Alexander St	0.75mi	2/1.0	832 (-13%)	6mo	$65,000	$78	37
104 Park St	0.61mi	2/1.0	868 (-10%)	22mo	$185,000	$213	36
205 Smith St	0.69mi	2/2.0	1,033 (+8%)	23mo	$240,000	$232	32
307 Faulkner St	0.73mi	2/2.0	1,096 (+14%)	22mo	$267,500	$244	20

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-684
• Equity at exit: $21,620

10-year hold

• IRR: 6.9%
• Equity multiple: 1.47×
• Total profit: $18,932
• Equity at exit: $12,537

Cash invested: $40,600 (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 29710

• Rents YoY: 0.9%
• Active inventory: 356
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $417

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 72%

Sensitivity live

Price	-10% $517	-5% $467	+0% $417	+5% $367	+10% $316
Rent	-10% $275	-5% $346	+0% $417	+5% $488	+10% $559
Rate	-1.0pp $490	-0.5pp $454	base $417	+0.5pp $379	+1.0pp $341

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Mobley St Clover, SC	1.0	1.0	1100	$690	$0.63	5d	1	0.08mi
614 Kings Mountain St Clover, SC	1.0	1.0	1100	$699	$0.64	24d	1	0.09mi
142 Rockford Way Clover, SC	1.0–3.0	1.0–2.0	969	$1,360	$1.40	2d	1	0.80mi
1157 Faulkner Rd Unit Main Clover, SC	3.0	2.0	1100	$1,925	$1.75	24d	1	0.92mi

Listing history 3 events

1. 2026-06-18
   days on market $145,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $145,000 Active 1 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 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: $21,550
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,218
• Taxable income: $2,862
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $4,313/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

1 event — show timeline

• 2026-06-16 Listed $145,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2025): $233 · +65.3% YoY. Source: county tax records.