508 Bridgestone Ln · Lesslie, SC 29730

$269,900

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 132 Days on market

Built 1999 0.44 ac lot Est $394k · 32% under ↓ 15% since listing

---

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 +15.0/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• 0.44 acre lot
• Built 1999
• Listed 132 days

Property features AI

Finance

• Other: Zoned RUD
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system
• Home design: Single-family residence; Site-built construction; One story; Crawl space foundation
• Construction: Brick and vinyl exterior
• Exterior features: Gravel road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One main-level living area; Gas fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-8 ($-100/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (26.0% below list).
• Recommended offer: $200k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Lesslie — 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 62/100 on livability (#198 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• York 03 (urban): math 36% / reading 47% proficiency, ranked #32 of 80 in SC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lesslie Elementary (math 47% / reading 47%, grade D-, #209 of 597 statewide, top 36%, 488 students, 32% FRL); Castle Heights Middle (math 30% / reading 33%, grade F, #124 of 229 statewide, top 55%, 738 students, 100% FRL); Rock Hill High (math 57% / reading 81%, grade B, #65 of 196 statewide, top 34%, 1,945 students, 55% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 355 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $8k 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 132 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $199,698 (26.0% 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 132 days. Have you received any prior offers? Is the seller open to a 26% 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 F-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. 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: 0.74% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $394,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3335 Lesslie Hwy #1	0.29mi	3/2.0	1,421 (-8%)	8mo	$369,000	$260	66
3339 Lesslie Hwy #2	0.42mi	3/2.0	1,421 (-8%)	2mo	$365,500	$257	66
3349 Lesslie Hwy #3	0.44mi	3/2.0	1,421 (-8%)	2mo	$359,000	$253	65
3357 Lesslie Hwy	0.46mi	3/2.0	1,450 (-6%)	18mo	$369,000	$254	54
136 Mason Tanner Ct #8	0.57mi	3/2.0	1,614 (+5%)	16mo	$419,000	$260	52
356 Emma Wood Ln	0.66mi	3/2.0	1,421 (-8%)	7mo	$341,000	$240	51
130 Mason Tanner Ct #7	0.57mi	3/2.0	1,443 (-6%)	15mo	$370,000	$256	50
338 Emma Wood Ln	0.63mi	3/2.0	1,481 (-4%)	18mo	$350,000	$236	49
126 Mason Tanner Ct #6	0.57mi	3/2.0	1,426 (-7%)	15mo	$370,000	$259	49
111 Emily Crest Ln	0.75mi	3/2.0	1,675 (+9%)	4mo	$310,000	$185	47
140 Mason Tanner Ct #9	0.57mi	3/2.0	1,654 (+7%)	17mo	$424,213	$256	46
1930 Manning Pl	0.57mi	3/2.5	1,332 (-14%)	9mo	$292,500	$220	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 · 5.53% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-39,194
• Equity at exit: $40,243

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-12,859
• Equity at exit: $23,336

Cash invested: $75,572 (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 29730

• Rents YoY: 5.5%
• Active inventory: 355
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-8

Break-even live

Break-even rent $2,007

Max offer price $268,434

Occupancy floor 95%

Sensitivity live

Price	-10% $144	-5% $68	+0% $-8	+5% $-85	+10% $-161
Rent	-10% $-166	-5% $-87	+0% $-8	+5% $71	+10% $149
Rate	-1.0pp $128	-0.5pp $60	base $-8	+0.5pp $-78	+1.0pp $-149

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1026 Village Green Ln Rock Hill, SC	4.0	2.5	2124	$2,595	$1.22	0d	1	0.66mi

Listing history 27 events

1. 2026-06-21
   days on market $269,900 Active 132 DOM
2. 2026-06-18
   days on market $269,900 Active 129 DOM
3. 2026-06-17
   days on market $269,900 Active 128 DOM
4. 2026-06-16
   days on market $269,900 Active 127 DOM
5. 2026-06-15
   days on market $269,900 Active 126 DOM
6. 2026-06-13
   pricedays on market $269,900 Active 124 DOM
7. 2026-06-09
   days on market $275,000 Active 121 DOM
8. 2026-06-08
   days on market $275,000 Active 120 DOM
9. 2026-06-07
   days on market $275,000 Active 119 DOM
10. 2026-06-04
    days on market $275,000 Active 116 DOM
11. 2026-06-03
    days on market $275,000 Active 115 DOM
12. 2026-06-02
    days on market $275,000 Active 114 DOM
13. 2026-06-01
    days on market $275,000 Active 113 DOM
14. 2026-05-31
    days on market $275,000 Active 112 DOM
15. 2026-05-19
    price $275,000
16. 2026-05-05
    price $279,900
17. 2026-04-13
    price $285,000
18. 2026-03-14
    price $295,000
19. 2026-02-09
    listed $300,000 Active
20. 2026-02-07
    historical $300,000
21. 2025-10-09
    price $280,000
22. 2025-09-24
    price $285,000
23. 2025-08-07
    price $295,000
24. 2025-07-22
    price $300,000
25. 2025-07-11
    price $310,000
26. 2025-06-28
    listed $325,000 Active
27. 2025-06-04
    soldstatus $325,000

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$842/yr (+$70/mo · 120.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,964
• − Mortgage interest: −$15,119
• − Property taxes: −$697
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$7,852
• Taxable loss: −$4,887
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $1,073/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 03
• NCES district ID: 4503870
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $47,570
• Composite: 35.46/100
• National rank: #4928
• State rank: #32 of 80 in SC

Livability — Lesslie

• Score: 62/100
• State rank: #198
• US rank: #17238

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lesslie, SC
• County: York County · 281,758 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 58,199
• Household income: $68,543
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1869.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 4% Two or more races 4% Native American 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -285.91%
• Current HPI: 268.2609
• Rent YoY: ▲ 5.53%
• 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

-15.4% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $279,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $295,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-09 Listed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-07 Coming Soon $300,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $280,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $295,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-22 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $310,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-28 Listed $325,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-04 Sold (Public Records) $325,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $697 · +11.8% YoY. Source: county tax records.