673 Sparano Loop · York, SC 29745

$272,899

3 bd · 2.5 ba · 1,657 sqft · Townhouse · 22 Days on market

Built 2026 Excellent condition 435 sqft lot Est $237k · 15% over $290/mo HOA · 11% of rent

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Why this score? — see what drove the F 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 +11.6/30.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Past the foyer of this new two-story townhome end unit is a convenient, open-plan layout shared among the main living spaces. Showcasing a fully equipped kitchen, a family room made for gatherings and an intimate breakfast nook, while nearby is a patio for outdoor moments. Ideally upstairs are all three bedrooms to provide excellent sleeping accommodations, including the serene primary suite with a private bathroom. Plus, our signature Everything's Included program means you will get quartz or granite kitchen countertops, subway tile backsplash, ceramic tile, and luxury vinyl plank flooring on the first floor at no extra cost! Cannon Village is a master-planned community offering new single

Key facts

• $290 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $273k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (3.1% below list).
• Recommended offer: $260k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.6% in York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the York 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 541 active listings in the ZIP; 2 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 40% 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 $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 22 days — a 2% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $260,443 (4.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.97% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $236,951
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 Sparano Loop	0.00mi	3/2.5	1,657 (0%)	1mo	$243,132	$147	99
647 Sparano Loop	0.15mi	3/2.5	1,657 (0%)	1mo	$237,649	$143	92
643 Sparano Loop	0.15mi	3/2.5	1,661 (+0%)	1mo	$235,000	$141	92
621 Sparano Loop	0.16mi	3/2.5	1,657 (0%)	1mo	$225,849	$136	92
625 Sparano Loop	0.17mi	3/2.5	1,661 (+0%)	1mo	$245,000	$148	91
613 Sparano Loop	0.19mi	3/2.5	1,657 (0%)	1mo	$225,849	$136	90
620 Sparano Loop	0.18mi	3/2.5	1,680 (+1%)	1mo	$224,999	$134	88
612 Sparano Loop	0.19mi	3/2.5	1,680 (+1%)	1mo	$236,599	$141	88
609 Sparano Loop	0.22mi	3/2.5	1,661 (+0%)	1mo	$256,000	$154	88
624 Sparano Loop	0.18mi	3/2.5	1,691 (+2%)	1mo	$267,429	$158	87

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-49,486
• Equity at exit: $40,690

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-49,264
• Equity at exit: $23,595

Cash invested: $76,412 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,645 medium
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,093/yr
• Insurance: −$114
• HOA: −$290
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-86

Break-even live

Break-even rent $2,754

Max offer price $260,443

Occupancy floor 98%

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: $68,225
• Closing costs: $8,187
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	23d	1	0.89mi
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	3d	1	0.94mi

HOA detail

• Monthly dues: $290 · $3,480/yr

Listing history 15 events

1. 2026-06-18
   days on market $272,899 Active 22 DOM
2. 2026-06-17
   days on market $272,899 Active 21 DOM
3. 2026-06-16
   days on market $272,899 Active 20 DOM
4. 2026-06-15
   days on market $272,899 Active 19 DOM
5. 2026-06-13
   days on market $272,899 Active 17 DOM
6. 2026-06-09
   days on market $272,899 Active 13 DOM
7. 2026-06-08
   days on market $272,899 Active 12 DOM
8. 2026-06-07
   days on market $272,899 Active 11 DOM
9. 2026-06-04
   days on market $272,899 Active 8 DOM
10. 2026-06-03
    days on market $272,899 Active 7 DOM
11. 2026-06-02
    days on market $272,899 Active 6 DOM
12. 2026-06-01
    days on market $272,899 Active 5 DOM
13. 2026-05-31
    days on market $272,899 Active 4 DOM
14. 2026-04-05
    status Pending
15. 2026-04-05
    listed $272,899 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $31,745
• − Mortgage interest: −$15,287
• − Property taxes: −$4,093
• − Insurance: −$1,364
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − HOA: −$3,480
• − Depreciation: −$7,939
• Taxable loss: −$5,498
• Est. tax savings @ 24.0%: +$1,319
• After-tax cash flow: $287/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 · 1 photo

Excellent 95/100 None rehab

This move-in-ready townhome in Cannon Village is in excellent condition with modern finishes and a well-maintained exterior. Minor updates to the exterior and landscaping would further enhance its value.

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 modern appeal.
• Both Install smart thermostat — Saves on energy costs and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• 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 modern appeal. ↑
• Both Install smart thermostat — Saves on energy costs and adds modern appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-05 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-05 Listed $272,899 CANOPYMLS as Distributed by MLS Grid