5 Cartwright St · York, SC 29745

$249,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 79 Days on market

Built 1962 0.40 ac lot Est $280k · 11% under ↓ 17% since listing

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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 +17.6/30.0
• ARV discount +12.4/15.0
• DSCR +5.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 3-bedroom, 1.5-bath home is the perfect fit for first-time homebuyers or those looking to downsize. You’ll love the cozy feel throughout and the inviting screened-in back porch that is ideal for relaxing mornings or quiet evenings. Thoughtfully cared for and ready for its next owner, this home offers immediate comfort with the opportunity to add your own personal touches over time. A wonderful place to call home!

Key facts

• 0.4 acre lot
• Parking
• Built 1962

Tags

• SCREENED-IN BACK PORCH

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; 1-car carport
• Utilities: City water; Public sewer; Concrete/paved, publicly maintained road
• Home design: Single-family residence; One story; Site built
• Construction: Composition roof; Built on a crawl space; Construction materials: Other (see remarks)
• Exterior features: Rear screened porch; Corner lot; Shed(s)

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Storm windows; 4 total rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $210k (15.8% below list).
• Recommended offer: $210k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Harold C. Johnson Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 409 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: 545 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 32% 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 79 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

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 $209,571 (15.8% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.84% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $279,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Cartwright St	0.00mi	3/1.5	1,339 (+7%)	1mo	$240,000	$179	85
155 Williams St	0.21mi	3/2.0	1,311 (+5%)	1mo	$303,500	$232	77
171 Williams St	0.22mi	3/2.0	1,311 (+5%)	1mo	$300,000	$229	76
10 Georgia Ave	0.11mi	3/2.0	1,336 (+7%)	6mo	$299,900	$224	74
235 Jefferson St E	0.43mi	3/2.0	1,224 (-2%)	5mo	$130,000	$106	69
203 Williams St	0.26mi	3/2.0	1,355 (+9%)	3mo	$275,000	$203	67
267 Jefferson St E	0.39mi	3/2.0	1,363 (+9%)	1mo	$286,500	$210	62
212 Mcclain St #4	0.65mi	3/2.0	1,172 (-6%)	0mo	$284,900	$243	55
13 Church St	0.36mi	3/2.0	1,408 (+13%)	6mo	$287,000	$204	54
218 Mcclain St	0.68mi	3/2.0	1,172 (-6%)	1mo	$284,900	$243	53
114 Ashe St	0.44mi	3/2.0	1,072 (-14%)	2mo	$255,000	$238	51
137 Ole Eastpointe Dr	0.70mi	3/2.0	1,418 (+14%)	6mo	$306,000	$216	36

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-27,912
• Equity at exit: $37,127

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-8,651
• Equity at exit: $21,529

Cash invested: $69,720 (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: 545
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $197

Break-even live

Break-even rent $1,846

Max offer price $249,000

Occupancy floor 86%

Sensitivity live

Price	-10% $338	-5% $268	+0% $197	+5% $127	+10% $56
Rent	-10% $32	-5% $115	+0% $197	+5% $280	+10% $363
Rate	-1.0pp $323	-0.5pp $261	base $197	+0.5pp $133	+1.0pp $67

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	19d	1	0.83mi
67 Travora Cir York, SC	2.0	2.0	832	$1,695	$2.04	19d	1	0.86mi
203 W Liberty St Unit 2E York, SC	2.0	1.0	700	$1,375	$1.96	3d	1	0.92mi
204 Galilean Rd York, SC	2.0	1.0	850	$1,200	$1.41	25d	1	1.14mi
106 Eaves Way York, SC	2.0–3.0	1.5–2.0	1161	$1,708	$1.47	0d	1	1.23mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	25d	1	1.28mi

Listing history 4 events

1. 2026-05-02
   status Pending
2. 2026-03-13
   price $249,000
3. 2026-02-27
   price $1
4. 2026-02-12
   listed $299,000 Active

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$834/yr (+$69/mo · 142.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,149
• − Mortgage interest: −$13,948
• − Property taxes: −$585
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$7,244
• Taxable loss: −$1,897
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $2,823/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 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

-16.7% since first listed

4 events — show timeline

• 2026-05-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $249,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $1 CANOPYMLS as Distributed by MLS Grid
• 2026-02-12 Listed $299,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $585 · +34.5% YoY. Source: county tax records.