111 Cloverleaf Dr · Clover, SC 29710

$170,000

2 bd · 2.0 ba · 938 sqft · Land · 158 Days on market

Built 1987 0.38 ac lot ↓ 47% since listing

---

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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 2-bath(plus bonus space) manufactured home in Clover, SC, priced at an attractive $195,000. Offering a functional and open layout, this home provides comfortable living space with great potential for both homeowners and investors. Conveniently located near local parks, shopping, and within the highly regarded Clover School District, with easy access to major roadways for commuting. A great opportunity for those seeking affordable homeownership or a rental investment in a growing York County area. HVAC 2025 (10-year warranty). Roof 2020. Creek in the back.

Key facts

• 0.38 acre lot
• Built 1987
• Listed 157 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking (no main-level garage)
• Utilities: City water; Public sewer
• Home design: Manufactured singlewide residential home; One level; Crawl space foundation
• Construction: Vinyl exterior; Manufactured construction
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level (one measures approx. 10'1" x 10'9")
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: Open layout with 1 main living room (room count: 1); Electric water heater
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 $128k (24.6% below list).
• Recommended offer: $128k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Clover — 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 70/100 on livability (#63 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, employment D, amenities F.
• York 02 (rural): math 61% / reading 63% proficiency, ranked #2 of 80 in SC (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 356 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent is only 16% of the median local income ($97k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 158 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $170k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $128,255 (24.6% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-29,948
• Equity at exit: $25,348

10-year hold

• IRR: -14.6%
• Equity multiple: 0.23×
• Total profit: $-36,488
• Equity at exit: $14,698

Cash invested: $47,600 (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 29710

• Rents YoY: 0.9%
• Active inventory: 356
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $6

Break-even live

Break-even rent $1,275

Max offer price $170,000

Occupancy floor 95%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Rockford Way Clover, SC	1.0–3.0	1.0–2.0	969	$1,360	$1.40	1d	1	0.85mi
614 Kings Mountain St Clover, SC	1.0	1.0	1100	$699	$0.64	23d	1	1.13mi
102 Mobley St Clover, SC	1.0	1.0	1100	$690	$0.63	4d	1	1.14mi

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 158 DOM
2. 2026-06-17
   days on market $170,000 Active 157 DOM
3. 2026-06-16
   days on market $170,000 Active 156 DOM
4. 2026-06-15
   days on market $170,000 Active 155 DOM
5. 2026-06-13
   days on market $170,000 Active 153 DOM
6. 2026-06-13
   days on market $170,000 Active 152 DOM
7. 2026-06-09
   days on market $170,000 Active 149 DOM
8. 2026-06-08
   days on market $170,000 Active 148 DOM
9. 2026-06-07
   days on market $170,000 Active 147 DOM
10. 2026-06-04
    days on market $170,000 Active 144 DOM
11. 2026-06-03
    days on market $170,000 Active 143 DOM
12. 2026-06-02
    days on market $170,000 Active 142 DOM
13. 2026-06-01
    days on market $170,000 Active 141 DOM
14. 2026-05-31
    days on market $170,000 Active 140 DOM
15. 2026-05-13
    price $170,000
16. 2026-03-05
    price $180,000
17. 2026-01-12
    listed $195,000 Active
18. 2026-01-11
    historical $195,000
19. 2025-05-14
    soldstatus $38,000
20. 2009-10-30
    soldstatus $27,000
21. 2006-02-23
    soldstatus $30,000
22. 2004-08-06
    soldstatus $320,000

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$427/yr (+$36/mo · 78.6%)

ⓘ 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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,391
• − Mortgage interest: −$9,523
• − Property taxes: −$542
• − Insurance: −$850
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$4,945
• Taxable loss: −$2,932
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $772/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 02
• NCES district ID: 4503840
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 63% ▲ 3.00%
• Median HH income: $60,598
• Composite: 53.74/100
• National rank: #1421
• State rank: #2 of 80 in SC

Livability — Clover

• Score: 70/100
• State rank: #63
• US rank: #7672

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety D+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clover, SC
• County: York County · 281,758 people
• City population: 40,595
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 40,595
• Household income: $96,563
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 569.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -194.83%
• Current HPI: 252.3011
• Rent YoY: ▲ 0.88%
• 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

-46.9% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $170,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $180,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-12 Listed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-11 Coming Soon $195,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-14 Sold (Public Records) $38,000 Public Records
• 2009-10-30 Sold (Public Records) $27,000 Public Records
• 2006-02-23 Sold (Public Records) $30,000 Public Records
• 2004-08-06 Sold (Public Records) $320,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $542 · +17.2% YoY. Source: county tax records.