1517 Kate Cecil Way · York, SC 29745

$309,999

3 bd · 2.5 ba · 1,835 sqft · SingleFamily · 109 Days on market

Built 2026 Excellent condition 2-car garage $169/sqft · 6% below area Est $331k · 6% under

---

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).

• ARV discount +10.4/15.0
• Cash flow +6.0/30.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1517 Kate Cecil Way, York, SC — a new construction home built by M/I Homes. This thoughtfully designed home offers 1,835 square foot of well-planned living space, featuring 3 bedrooms, 2.5 bathrooms, and an owner's bedroom conveniently located on the upper level. Step inside to discover an open-concept living space that creates a seamless flow between gathering areas, perfect for both everyday living and entertaining. The quality of design is evident throughout, with carefully selected finishes and a functional floorplan that maximizes every square foot of the home. This home features the following: 1,835 square foot of living space 3 bedrooms and 2.

Key facts

• Large center island
• Walk-in closet
• Flexible loft

Tags

• LARGE CENTER ISLAND
• WALK-IN PANTRY
• EXTENDED PATIO
• FLEXIBLE LOFT
• WALK-IN CLOSET
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-587 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (36.5% below list).
• Recommended offer: $197k (36.5% below list) — sets the bar for 1% rule.

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: 837 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 109 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,852 (36.5% 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 109 days. Have you received any prior offers? Is the seller open to a 36% 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.12%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $331,070
• List price: $309,999
• Delta: -6.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Kate Cecil Way	0.02mi	3/2.5	1,835 (0%)	2mo	$324,000	$177	97
1477 Kate Cecil Way	0.08mi	3/2.5	1,835 (0%)	4mo	$317,990	$173	93
1518 Kate Cecil Way	0.03mi	3/2.5	1,884 (+3%)	4mo	$337,990	$179	91
1461 Kate Cecil Way	0.12mi	3/2.5	1,835 (0%)	8mo	$302,990	$165	88
1457 Kate Cecil Way	0.13mi	3/2.5	1,828 (-0%)	8mo	$299,990	$164	87
1494 Kate Cecil Way	0.06mi	3/2.5	1,947 (+6%)	7mo	$349,990	$180	81
1508 Kate Cecil Way	0.04mi	3/2.5	1,988 (+8%)	7mo	$327,990	$165	79
1452 Kate Cecil Way	0.12mi	3/2.5	1,980 (+8%)	6mo	$359,990	$182	76
1465 Kate Cecil Way	0.11mi	3/2.5	1,980 (+8%)	7mo	$309,990	$157	76
1449 Kate Cecil Way	0.14mi	3/2.5	1,980 (+8%)	11mo	$380,000	$192	71

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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-87,603
• Equity at exit: $46,222

10-year hold

• IRR: -32.8%
• Equity multiple: -0.43×
• Total profit: $-124,320
• Equity at exit: $26,803

Cash invested: $86,800 (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: 20 active · 8 under contract
• Months of supply: 17.1 mo (6%/mo absorbed)
• Median asking: $321,990 ($171/sqft)
• Median days on market: 138 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +5.4% 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: 13.1×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-587

Break-even live

Break-even rent $2,712

Max offer price $225,030

Occupancy floor —

Sensitivity live

Price	-10% $-373	-5% $-480	+0% $-587	+5% $-694	+10% $-801
Rent	-10% $-743	-5% $-665	+0% $-587	+5% $-509	+10% $-432
Rate	-1.0pp $-431	-0.5pp $-508	base $-587	+0.5pp $-668	+1.0pp $-749

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: $77,500
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $329,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Spec new construction, Bartlett plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area totaling 1,835

Listing history 47 events

1. 2026-07-31
   days on market $309,999 Active 109 DOM
2. 2026-07-30
   days on market $309,999 Active 108 DOM
3. 2026-07-30
   days on market $309,999 Active 107 DOM
4. 2026-07-28
   pricedays on market $309,999 Active 106 DOM
5. 2026-07-26
   days on market $319,999 Active 104 DOM
6. 2026-07-24
   days on market $319,999 Active 102 DOM
7. 2026-07-23
   days on market $319,999 Active 101 DOM
8. 2026-07-22
   days on market $319,999 Active 100 DOM
9. 2026-07-21
   days on market $319,999 Active 99 DOM
10. 2026-07-20
    days on market $319,999 Active 98 DOM
11. 2026-07-18
    days on market $319,999 Active 96 DOM
12. 2026-07-18
    days on market $319,999 Active 95 DOM
13. 2026-07-16
    days on market $319,999 Active 94 DOM
14. 2026-07-15
    days on market $319,999 Active 93 DOM
15. 2026-07-14
    days on market $319,999 Active 92 DOM
16. 2026-07-13
    days on market $319,999 Active 91 DOM
17. 2026-07-13
    days on market $319,999 Active 90 DOM
18. 2026-07-11
    days on market $319,999 Active 89 DOM
19. 2026-07-10
    days on market $319,999 Active 88 DOM
20. 2026-07-09
    pricedays on market $319,999 Active 87 DOM
21. 2026-07-07
    days on market $329,990 Active 85 DOM
22. 2026-07-06
    days on market $329,990 Active 84 DOM
23. 2026-07-05
    days on market $329,990 Active 83 DOM
24. 2026-07-03
    days on market $329,990 Active 81 DOM
25. 2026-07-02
    days on market $329,990 Active 80 DOM
26. 2026-07-01
    days on market $329,990 Active 79 DOM
27. 2026-06-30
    days on market $329,990 Active 78 DOM
28. 2026-06-29
    days on market $329,990 Active 77 DOM
29. 2026-06-28
    days on market $329,990 Active 76 DOM
30. 2026-06-27
    days on market $329,990 Active 75 DOM
31. 2026-06-26
    days on market $329,990 Active 74 DOM
32. 2026-06-24
    days on market $329,990 Active 72 DOM
33. 2026-06-22
    days on market $329,990 Active 70 DOM
34. 2026-06-21
    days on market $329,990 Active 69 DOM
35. 2026-06-18
    days on market $329,990 Active 66 DOM
36. 2026-06-17
    days on market $329,990 Active 65 DOM
37. 2026-06-16
    days on market $329,990 Active 64 DOM
38. 2026-06-15
    days on market $329,990 Active 63 DOM
39. 2026-06-13
    days on market $329,990 Active 61 DOM
40. 2026-06-09
    days on market $329,990 Active 57 DOM
41. 2026-06-08
    days on market $329,990 Active 56 DOM
42. 2026-06-07
    days on market $329,990 Active 55 DOM
43. 2026-06-04
    days on market $329,990 Active 52 DOM
44. 2026-06-03
    days on market $329,990 Active 51 DOM
45. 2026-06-02
    days on market $329,990 Active 50 DOM
46. 2026-06-01
    days on market $329,990 Active 49 DOM
47. 2026-05-31
    days on market $329,990 Active 48 DOM

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

Taxation est. · year 1

• Rental income: $23,622
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$9,018
• Taxable loss: −$12,740
• Est. tax savings @ 24.0%: +$3,058
• After-tax cash flow: $-3,989/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 · 7 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a well-designed floor plan and is move-in ready, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures throughout — Enhances ambiance and energy efficiency ↑

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

• 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%
• 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

Property features AI

Finance

• Other: Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $329,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Spec new construction, Bartlett plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area totaling 1,835