Is 410 Hendley Dr in York, SC a good investment?

CashFlowRE grades it C- with a 7.1% cap rate and $154/mo modeled cash flow at a $237,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 410 Hendley Dr?

The modeled cap rate is 7.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,272/month, from CashFlowRE's rent model.

C- Composite 51.49

Why this score? — see what drove the C- 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 +16.8/30.0
ARV discount +10.0/15.0
DSCR +5.2/10.0
Condition / age +5.0/5.0
1% rule +4.6/10.0
Schools +4.2/10.0
Livability +3.2/5.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$237,500

410 Hendley Dr · York, SC 29745

3 bd · 2.5 ba · 1,603 sqft · Townhouse · 177 Days on market

Built 2026 Excellent condition Garage $148/sqft · 5% below area Est $251k · 5% under ↓ 22% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to 410 Hendley Drive, York, SC — a new construction home built by M/I Homes, offering 1,603 square foot of thoughtfully designed living space. This home features a well-crafted floorplan with an open-concept living space, perfect for everyday living and entertaining. With the owner's bedroom located on the upper level, this home provides a comfortable retreat with a dedicated en-suite bathroom. The quality of design is evident throughout, from the carefully selected finishes to the functional layout that maximizes every square foot. This townhome features the following: 1,603 square foot of living space 3 bedrooms and 2.5 bathrooms Owner's bedroom located upstairs with en-suite bathroom Open-concept living space 1-car garage Community highlights: Situated in a welcoming neighborhood setting Convenient proximity to parks and outdoor recreation Ideal for those seeking a well-designed home in a friendly neighborhood This home reflects the quality craftsmanship and attention to detail that M/I Homes is known for. The open-concept layout creates a seamless flow between living areas, making it easy to enjoy time with family and guests. With its smart design and desirable neighborhood surroundings, this home at 410 Hendley Drive offers a wonderful opportunity for those looking for new construction in York, SC.

Key facts

Inviting foyer
Central island
Storage closet

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $238k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $154 ($2k/yr) — positive.
The deal already cash-flows at list — no discount required.
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (4.3% below list).
Recommended offer: $209k (12.0% below list) — sets the bar for market timing.
Cap rate 7.1% vs local median 4.2% 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: Jefferson Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 418 students, 100% 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 80% FRL vs 54% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 957 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 34% 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 $7k 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 177 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
2 sale attempts 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.

Recommended offer $209,000 (12.0% below list)

Questions for the listing agent

It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.96% ✗
Cap rate: 7.07%
Cash-on-cash: 2.77%
DSCR: 1.12
GRM: 8.7

CMA / ARV

ARV (median comp): $251,245
List price: $237,500
Delta: -5.47%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Hendley Dr	0.01mi	3/2.5	1,603 (0%)	2mo	$238,000	$148	98
380 Hendley Dr	0.03mi	3/2.5	1,603 (0%)	1mo	$238,000	$148	97
388 Hendley Dr	0.02mi	3/2.5	1,603 (0%)	3mo	$252,500	$158	96
376 Hendley Dr	0.04mi	3/2.5	1,603 (0%)	4mo	$254,000	$158	95
375 Hendley Dr	0.05mi	3/2.5	1,603 (0%)	5mo	$244,500	$153	93
384 Hendley Dr	0.03mi	3/2.5	1,664 (+4%)	2mo	$239,990	$144	91
401 Hendley Dr	0.03mi	3/2.5	1,664 (+4%)	5mo	$245,000	$147	88
397 Hendley Dr	0.03mi	3/2.5	1,664 (+4%)	6mo	$247,000	$148	87
315 Hendley Dr	0.11mi	3/2.5	1,664 (+4%)	4mo	$256,000	$154	85
398 Hendley Dr	0.01mi	3/2.5	1,784 (+11%)	1mo	$279,900	$157	80
392 Hendley Dr	0.02mi	3/2.5	1,784 (+11%)	4mo	$271,000	$152	77
372 Hendley Dr	0.04mi	3/2.5	1,784 (+11%)	4mo	$271,000	$152	76

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: -11.9%
Equity multiple: 0.57×
Total profit: $-28,668
Equity at exit: $35,412

10-year hold

IRR: -2.7%
Equity multiple: 0.82×
Total profit: $-12,228
Equity at exit: $20,535

Cash invested: $66,500 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 8 active · 12 under contract
Months of supply: 4.0 mo (25%/mo absorbed)
Median asking: $260,490 ($157/sqft)
Median days on market: 7 d
This list price: 12% of active listings are priced below it
ARV vs active asking: +0.1% 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: 957
Price-to-rent: 8.7×

Monthly cashflow live

Estimated rent: $2,272 medium interval (Pro) →
Mortgage (P&I): −$1,245
Tax est. 1.5%: −$297 /mo · $3,562/yr
Insurance: −$99
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$477
Net cashflow: $154

Break-even live

Break-even rent $2,078

Max offer price $237,500

Occupancy floor 88%

Sensitivity live

Price	-10% $318	-5% $236	+0% $154	+5% $72	+10% $-11
Rent	-10% $-26	-5% $64	+0% $154	+5% $243	+10% $333
Rate	-1.0pp $273	-0.5pp $214	base $154	+0.5pp $92	+1.0pp $29

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: $59,375
Closing costs: $7,125
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Marvin Cir York, SC	3.0	1.0	1050	$1,450	$1.38	0d	1	0.59mi
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	158d	1	1.12mi

Property features AI

Finance

HOA & community: Mandatory HOA (Kuester)HOA fee approximately $248.50 monthlyCommunity amenities include clubhouse, fitness center, outdoor pool, playground, and walking trails

Exterior

Parking: Attached garage with garage door opener (garage faces front)Driveway parking1 garage space
Security: Carbon monoxide detector(s)Smoke detector(s)
Utilities: City waterPublic sewerCable available
Home design: Residential townhouseTwo levelsEntry level: 1New construction
Construction: Site-built constructionFiber cement and stone exteriorFiberglass roofSlab foundationBuilt by M/I Homes (Wylie II - F model)
Exterior features: Front porchPatioConcrete and paved road accessPublicly maintained road

Interior

Kitchen: Convection ovenDishwasherDisposalElectric rangeMicrowave
Bedrooms: 3 bedrooms (all located on the upper level)
Flooring: CarpetVinyl
Bathrooms: 2 full bathrooms (upper level)1 half bathroom (main level)
Heating & cooling: Electric heating with forced airCentral air conditioning (electric)
Interior features: Open floorplanKitchen islandPantryWalk-in closet(s)Insulated windowsSliding doors
Laundry & utility: Washer/dryer includedWasher hookupElectric dryer hookupLaundry closet on upper level

Listing history 50 events

2026-10-28

days on market $237,500 Active 177 DOM
2026-10-27

pricedays on marketlisting id $237,500 Active 176 DOM
2026-10-26

days on market $238,000 Active 32 DOM
2026-10-26

days on market $238,000 Active 31 DOM
2026-10-24

days on market $238,000 Active 30 DOM
2026-10-23

days on market $238,000 Active 29 DOM
2026-10-22

days on market $238,000 Active 28 DOM
2026-10-21

days on market $238,000 Active 27 DOM
2026-10-20

days on market $238,000 Active 26 DOM
2026-10-19

days on market $238,000 Active 25 DOM
2026-10-18

days on market $238,000 Active 24 DOM
2026-10-17

days on market $238,000 Active 23 DOM
2026-10-16

days on market $238,000 Active 22 DOM
2026-10-15

days on market $238,000 Active 21 DOM
2026-10-14

days on market $238,000 Active 20 DOM
2026-10-13

days on market $238,000 Active 19 DOM
2026-10-12

days on market $238,000 Active 18 DOM
2026-10-11

days on market $238,000 Active 17 DOM
2026-10-10

days on market $238,000 Active 16 DOM
2026-10-09

days on market $238,000 Active 15 DOM
2026-10-08

days on market $238,000 Active 14 DOM
2026-10-07

days on market $238,000 Active 13 DOM
2026-10-06

days on market $238,000 Active 12 DOM
2026-10-05

days on market $238,000 Active 11 DOM
2026-10-04

days on market $238,000 Active 10 DOM
2026-10-04

days on market $238,000 Active 9 DOM
2026-10-02

days on market $238,000 Active 8 DOM
2026-10-01

statusdays on market $238,000 Active 7 DOM
2026-09-03

statusdays on market $238,000 Pending 6 DOM
2026-08-31

days on market $238,000 Active 5 DOM
2026-08-30

days on market $238,000 Active 4 DOM
2026-08-29

days on market $238,000 Active 3 DOM
2026-08-28

days on market $238,000 Active 2 DOM
2026-08-26

remarks 699-char remark
2026-08-26

days on marketlisting id $238,000 Active 1 DOM
2026-08-25

days on market $238,000 Active 134 DOM
2026-08-24

days on market $238,000 Active 133 DOM
2026-08-23

days on market $238,000 Active 132 DOM
2026-08-22

days on market $238,000 Active 131 DOM
2026-08-21

days on market $238,000 Active 130 DOM
2026-08-20

days on market $238,000 Active 129 DOM
2026-08-19

days on market $238,000 Active 128 DOM
2026-08-18

days on market $238,000 Active 127 DOM
2026-08-17

days on market $238,000 Active 126 DOM
2026-08-16

days on market $238,000 Active 125 DOM
2026-08-15

days on market $238,000 Active 124 DOM
2026-08-15

price $238,000 Active 123 DOM
2026-08-14

days on market $244,999 Active 123 DOM

Show marketing remark (1363 chars)

Welcome to 410 Hendley Drive, York, SC — a new construction home built by M/I Homes, offering 1,603 square foot of thoughtfully designed living space. This home features a well-crafted floorplan with an open-concept living space, perfect for everyday living and entertaining. With the owner's bedroom located on the upper level, this home provides a comfortable retreat with a dedicated en-suite bathroom. The quality of design is evident throughout, from the carefully selected finishes to the functional layout that maximizes every square foot. This townhome features the following: 1,603 square foot of living space 3 bedrooms and 2.5 bathrooms Owner's bedroom located upstairs with en-suite bathroom Open-concept living space 1-car garage Community highlights: Situated in a welcoming neighborhood setting Convenient proximity to parks and outdoor recreation Ideal for those seeking a well-designed home in a friendly neighborhood This home reflects the quality craftsmanship and attention to detail that M/I Homes is known for. The open-concept layout creates a seamless flow between living areas, making it easy to enjoy time with family and guests. With its smart design and desirable neighborhood surroundings, this home at 410 Hendley Drive offers a wonderful opportunity for those looking for new construction in York, SC. MLS# 4418452
2026-08-13

days on market $244,999 Active 122 DOM
2026-08-12

days on market $244,999 Active 121 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $27,264
− Mortgage interest: −$13,304
− Property taxes: −$3,562
− Insurance: −$1,188
− Repairs & maintenance: −$2,181
− Management: −$2,181
− Depreciation: −$6,909
Taxable loss: −$2,061

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$495
After-tax cash flow: $2,338/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 · 2 photos

Excellent 100/100 None rehab

This new construction townhome is move-in ready with no visible signs of wear or damage. It offers a well-crafted floorplan and high-quality finishes, making it an excellent investment opportunity.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Jefferson Elementary F SC #315/597 Nat'l #21,438/41,679 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

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%
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
#370 Sonoco Products Hartsville $6.8B

Price history

-22.3% since first listed

8 events — show timeline

2026-08-26 Listed $238,000 CANOPYMLS as Distributed by MLS Grid
2026-08-14 Price Changed $238,000 Zillow
2026-08-11 Price Changed $244,999 Zillow
2026-07-28 Price Changed $249,999 Zillow
2026-07-09 Price Changed $254,500 Zillow
2026-05-29 Price Changed $258,500 Zillow
2026-05-14 Price Changed $256,000 Zillow
2026-04-14 Listed $306,215 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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