63 Pinckney St · York, SC 29745

$279,500

3 bd · 2.0 ba · 1,364 sqft · SingleFamily · 19 Days on market

Built 2026 Good condition 0.36 ac lot Est $325k · 14% under

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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 +13.8/15.0
• Cash flow +12.4/30.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort, space, and value in this brand-new 1,364 sqft home located in a quiet area of York. With modern construction, an open floor plan, and a generous lot, this property is a great opportunity for first-time buyers or investors seeking a low-maintenance, move-in ready home. Inside, the open layout creates a seamless flow between the living, dining, and kitchen areas, making it ideal for everyday living and entertaining. The home features durable vinyl siding for easy upkeep and long-term value. Step outside to a spacious back deck overlooking a large backyard, perfect for relaxing, hosting, or enjoying outdoor activities. Situated on a double-sized lot of just over a third of an

Key facts

• Spacious back deck
• Open floor plan
• Double-sized lot

Tags

• OPEN FLOOR PLAN
• DURABLE VINYL SIDING
• SPACIOUS BACK DECK
• LARGE BACKYARD
• DOUBLE-SIZED LOT
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: City water; Public sewer
• Home design: Single family residence; Residential property; One story; Site built; New construction; Zoned R-7; Facing elevation 1000
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Deck; Concrete and paved roads; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Electric cooling
• Interior features: 7 total rooms; Under construction / Proposed completion May 7, 2026
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-44 ($-530/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (14.5% below list).
• Recommended offer: $239k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.6% 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 Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 84% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+13 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 36% 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 19 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,906 (14.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $324,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Pinckney St	0.00mi	3/2.0	1,364 (0%)	0mo	$279,500	$205	100
326 Sharon Rd	0.40mi	3/2.0	1,333 (-2%)	1mo	$329,900	$247	77
433 Merry Go Dr	0.21mi	3/2.0	1,265 (-7%)	8mo	$255,500	$202	72
308 New St	0.55mi	3/2.0	1,242 (-9%)	1mo	$294,900	$237	59
27 Maiden Ln	0.53mi	3/2.0	1,242 (-9%)	3mo	$295,000	$238	58
280 Old Pinckney Rd	0.69mi	3/2.0	1,326 (-3%)	6mo	$319,000	$241	58
246 Old Pinckney Rd	0.64mi	3/2.0	1,287 (-6%)	7mo	$336,500	$261	55
254 Old Pinckney Rd	0.64mi	3/2.0	1,276 (-6%)	6mo	$309,900	$243	54
29 Wainwright Ave	0.67mi	3/2.0	1,248 (-8%)	9mo	$285,000	$228	47
31 Southbrook Dr	0.71mi	3/2.0	1,219 (-11%)	4mo	$273,900	$225	46
240 Old Pinckney Rd	0.63mi	3/2.0	1,526 (+12%)	7mo	$370,000	$242	45
217 Wiley Ave	0.64mi	2/1.0 (-1)	1,204 (-12%)	8mo	$230,000	$191	35

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-48,070
• Equity at exit: $41,674

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-45,338
• Equity at exit: $24,166

Cash invested: $78,260 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,389 medium
• Mortgage (P&I): −$1,466
• Tax est. 1.5%: −$349 /mo · $4,192/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-44

Break-even live

Break-even rent $2,445

Max offer price $273,104

Occupancy floor 97%

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: $69,875
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	17d	1	0.52mi
106 Eaves Way York, SC	2.0–3.0	1.5–2.0	1161	$1,708	$1.47	1d	1	0.83mi

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-04-16
   listed $279,500 Active

ⓘ 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: $28,669
• − Mortgage interest: −$15,656
• − Property taxes: −$4,192
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$8,131
• Taxable loss: −$5,296
• Est. tax savings @ 24.0%: +$1,271
• After-tax cash flow: $740/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 move-in ready home offers a modern, open floor plan and a spacious backyard, making it an excellent opportunity for first-time buyers or investors seeking a low-maintenance property.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers ↑

ⓘ 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

• 2026-05-05 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-16 Listed $279,500 CANOPYMLS as Distributed by MLS Grid