1230 Ambrosia Dr · York, SC 29745

$329,999

5 bd · 2.5 ba · 2,307 sqft · SingleFamily · 98 Days on market

Built 2026 Good condition 2-car garage $143/sqft · 11% below area Est $369k · 11% under ↓ 6% 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).

• ARV discount +12.3/15.0
• Cash flow +8.4/30.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features an airy layout among a first-floor kitchen with a large center island, breakfast room and family room that's fit for modern times. The spacious owner's suite enjoys privacy on the main floor. Upstairs are a versatile loft and four secondary bedrooms, three with walk-in closets.

Key facts

• 2 garage spots
• Built 2026
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (23.9% below list).
• Recommended offer: $251k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% 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: 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 $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 98 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $251,138 (23.9% 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 98 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $369,436
• List price: $329,999
• Delta: -10.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3241 Oberon St	0.35mi	4/3.0 (-1)	2,328 (+1%)	0mo	$437,400	$188	75
1123 Haltom Holw	0.66mi	5/2.5	2,306 (-0%)	2mo	$349,000	$151	67
513 Sansberry Dr	0.31mi	4/2.5 (-1)	2,051 (-11%)	0mo	$295,000	$144	61
1235 Ambrosia Dr	0.35mi	5/3.0	2,578 (+12%)	1mo	$372,499	$144	61
1242 Ambrosia Dr	0.35mi	5/3.0	2,578 (+12%)	1mo	$365,199	$142	61
772 Candela Ct	0.44mi	4/2.5 (-1)	2,106 (-9%)	3mo	$353,000	$168	57
142 Bellina Dr #58	0.46mi	5/3.0	2,572 (+12%)	2mo	$354,990	$138	55
1119 Haltom Holw	0.67mi	5/3.0	2,578 (+12%)	1mo	$349,999	$136	46
1132 Haltom Holw	0.64mi	5/3.0	2,578 (+12%)	4mo	$370,999	$144	46
1218 Ambrosia Dr	0.73mi	5/3.0	2,578 (+12%)	1mo	$345,999	$134	44
463 Brick House Rd	0.71mi	5/3.0	2,578 (+12%)	3mo	$406,500	$158	42
1127 Haltom Holw	0.74mi	5/3.0	2,578 (+12%)	2mo	$349,999	$136	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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-76,516
• Equity at exit: $49,204

10-year hold

• IRR: -19.5%
• Equity multiple: -0.04×
• Total profit: $-96,081
• Equity at exit: $28,532

Cash invested: $92,400 (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: 51 active · 29 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $356,999 ($153/sqft)
• Median days on market: 41 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +4.8% 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: 11.0×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-363

Break-even live

Break-even rent $2,971

Max offer price $277,470

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-249	+0% $-363	+5% $-477	+10% $-591
Rent	-10% $-561	-5% $-462	+0% $-363	+5% $-264	+10% $-165
Rate	-1.0pp $-197	-0.5pp $-279	base $-363	+0.5pp $-449	+1.0pp $-536

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: $82,500
• Closing costs: $9,900
• 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	1.24mi

Property features AI

Finance

• HOA & community: Homeowners association (mandatory) managed by CAMSQuarterly association fee of $342Community amenities include cabana, outdoor pool, and sidewalksArchitectural review restrictions

Exterior

• Parking: Attached 2-car garageDriveway
• Security: Carbon monoxide detector(s)
• Utilities: County waterCounty sewer
• Home design: Single-family residenceSite-built constructionTwo storiesEntry at gradeModel: Emerson FNew construction (proposed completion June 15, 2026)
• Construction: Fiber cement exteriorSlab foundationNew construction by Lennar
• Exterior features: Located on a cul-de-sacConcrete/paved roads; dedication to public use pending

Interior

• Kitchen: DishwasherGas rangeMicrowaveDisposalExhaust fanPlumbed for ice maker
• Bedrooms: 5 bedrooms total (4 upstairs, 1 on main level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas, zoned)Electric cooling
• Interior features: Open floorplanKitchen islandPantrySplit bedroom layoutWalk-in closetsInsulated doors13 total roomsEntry at ground level
• Laundry & utility: Main-level laundry roomTankless water heater

Listing history 50 events

1. 2026-08-14
   days on marketlisting id $329,999 Active 98 DOM
2. 2026-08-13
   days on market $329,999 Active 99 DOM
3. 2026-08-12
   days on market $329,999 Active 98 DOM
4. 2026-08-11
   days on market $329,999 Active 97 DOM
5. 2026-08-10
   days on market $329,999 Active 96 DOM
6. 2026-08-09
   days on market $329,999 Active 95 DOM
7. 2026-08-08
   days on market $329,999 Active 94 DOM
8. 2026-08-06
   days on market $329,999 Active 92 DOM
9. 2026-08-05
   days on market $329,999 Active 91 DOM
10. 2026-08-04
    days on market $329,999 Active 90 DOM
11. 2026-08-03
    days on market $329,999 Active 89 DOM
12. 2026-07-31
    days on market $329,999 Active 86 DOM
13. 2026-07-30
    days on market $329,999 Active 85 DOM
14. 2026-07-30
    days on market $329,999 Active 84 DOM
15. 2026-07-28
    pricedays on market $329,999 Active 83 DOM
16. 2026-07-26
    days on market $331,999 Active 81 DOM
17. 2026-07-24
    days on market $331,999 Active 79 DOM
18. 2026-07-23
    days on market $331,999 Active 78 DOM
19. 2026-07-22
    price $331,999 Active 77 DOM
20. 2026-07-22
    days on market $335,999 Active 77 DOM
21. 2026-07-21
    days on market $335,999 Active 76 DOM
22. 2026-07-20
    days on market $335,999 Active 75 DOM
23. 2026-07-18
    pricedays on market $335,999 Active 73 DOM
24. 2026-07-18
    days on market $340,999 Active 72 DOM
25. 2026-07-16
    days on market $340,999 Active 71 DOM
26. 2026-07-15
    days on market $340,999 Active 70 DOM
27. 2026-07-14
    days on market $340,999 Active 69 DOM
28. 2026-07-13
    days on market $340,999 Active 68 DOM
29. 2026-07-13
    days on market $340,999 Active 67 DOM
30. 2026-07-11
    days on market $340,999 Active 66 DOM
31. 2026-07-10
    days on market $340,999 Active 65 DOM
32. 2026-07-09
    days on market $340,999 Active 64 DOM
33. 2026-07-07
    days on market $340,999 Active 62 DOM
34. 2026-07-06
    days on market $340,999 Active 61 DOM
35. 2026-07-05
    days on market $340,999 Active 60 DOM
36. 2026-07-03
    days on market $340,999 Active 58 DOM
37. 2026-07-02
    days on market $340,999 Active 57 DOM
38. 2026-07-01
    days on market $340,999 Active 56 DOM
39. 2026-06-30
    days on market $340,999 Active 55 DOM
40. 2026-06-29
    days on market $340,999 Active 54 DOM
41. 2026-06-28
    days on market $340,999 Active 53 DOM
42. 2026-06-27
    days on market $340,999 Active 52 DOM
43. 2026-06-26
    days on market $340,999 Active 51 DOM
44. 2026-06-24
    days on market $340,999 Active 49 DOM
45. 2026-06-22
    days on market $340,999 Active 47 DOM
46. 2026-06-21
    days on market $340,999 Active 46 DOM
47. 2026-06-18
    days on market $340,999 Active 43 DOM

    Show marketing remark (311 chars)

    This new two-story home features an airy layout among a first-floor kitchen with a large center island, breakfast room and family room that's fit for modern times. The spacious owner's suite enjoys privacy on the main floor. Upstairs are a versatile loft and four secondary bedrooms, three with walk-in closets.

48. 2026-06-17
    pricedays on market $340,999 Active 42 DOM
49. 2026-06-16
    days on market $347,999 Active 41 DOM
50. 2026-06-15
    pricedays on market $347,999 Active 40 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: $30,137
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$2,447
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$9,600
• Taxable loss: −$10,168
• Est. tax savings @ 24.0%: +$2,440
• After-tax cash flow: $-1,916/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 None rehab

This single-family home in Cannon Village, York, SC, is in excellent condition with a good condition score of 80. It features a spacious open floorplan, modern kitchen and bathrooms, and luxury vinyl plank flooring. The home is move-in ready with minimal repairs and maintenance needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds value ↑

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

• HOA & community: Homeowners association (mandatory) managed by CAMSQuarterly association fee of $342Community amenities include cabana, outdoor pool, and sidewalksArchitectural review restrictions

Exterior

• Parking: Attached 2-car garageDriveway
• Security: Carbon monoxide detector(s)
• Utilities: County waterCounty sewer
• Home design: Single-family residenceSite-built constructionTwo storiesEntry at gradeModel: Emerson FNew construction (proposed completion June 15, 2026)
• Construction: Fiber cement exteriorSlab foundationNew construction by Lennar
• Exterior features: Located on a cul-de-sacConcrete/paved roads; dedication to public use pending

Interior

• Kitchen: DishwasherGas rangeMicrowaveDisposalExhaust fanPlumbed for ice maker
• Bedrooms: 5 bedrooms total (4 upstairs, 1 on main level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas, zoned)Electric cooling
• Interior features: Open floorplanKitchen islandPantrySplit bedroom layoutWalk-in closetsInsulated doors13 total roomsEntry at ground level
• Laundry & utility: Main-level laundry roomTankless water heater

Price history

-5.6% since first listed

10 events — show timeline

• 2026-06-18 Price Changed $340,999 Zillow
• 2026-06-16 Price Changed $340,999 CANOPYMLS as Distributed by MLS Grid
• 2026-06-13 Price Changed $347,999 CANOPYMLS as Distributed by MLS Grid
• 2026-06-09 Price Changed $347,999 Zillow
• 2026-06-04 Price Changed $349,999 Zillow
• 2026-06-03 Price Changed $349,999 CANOPYMLS as Distributed by MLS Grid
• 2026-06-02 Price Changed $362,999 Zillow
• 2026-06-01 Price Changed $362,999 CANOPYMLS as Distributed by MLS Grid
• 2026-05-08 Listed $358,949 Zillow
• 2026-05-06 Listed $361,199 CANOPYMLS as Distributed by MLS Grid