Is 1521 Kate Cecil Way in York, SC a good investment?

CashFlowRE grades it F with a 4.1% cap rate and $-599/mo modeled cash flow at a $328,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1521 Kate Cecil Way?

The modeled cap rate is 4.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,236/month, from CashFlowRE's rent model.

F Composite 33.45

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 +10.0/15.0
Cash flow +6.2/30.0
Condition / age +5.0/5.0
Schools +4.2/10.0
Livability +3.2/5.0
Rent growth +2.5/5.0
1% rule +1.8/10.0
DSCR +0.5/10.0
Appreciation +0.0/10.0

$328,000

1521 Kate Cecil Way · York, SC 29745

4 bd · 3.5 ba · 2,399 sqft · SingleFamily · 29 Days on market

Built 2026 Excellent condition 5,270 sqft lot 2-car garage $137/sqft · 6% below area Est $347k · 6% under $98/mo HOA · 4% of rent ↓ 10% since listing

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

Listing remarks MLS

Welcome to 1521 Kate Cecil Way, York, SC — a stunning new construction home built by M/I Homes. This thoughtfully designed home offers 2,399 square foot of well-planned living space across 4 bedrooms and 3.5 bathrooms, with the owner's bedroom conveniently located on the upper level. This home features the following: 2,399 square foot of quality-crafted living space 3 bathrooms designed with attention to detail Owner's bedroom situated upstairs for added privacy Open-concept living space perfect for everyday living and entertaining 2-car garage This home showcases the quality of design that M/I Homes is known for. The open-concept living space creates a seamless connection between gathering areas, making it ideal for both relaxed daily routines and hosting guests. Every element of this home has been carefully considered, from the layout of the floorplan to the finishing touches that elevate the overall feel of the space. The upper-level owner's bedroom provides a private retreat, while the 3 bathrooms ensure convenience for the entire household. As a new construction home, every surface, fixture, and system is brand new and ready for move-in. Situated in a welcoming neighborhood with proximity to parks, this home offers a wonderful setting for those who appreciate outdoor recreation and a connected community atmosphere.

Key facts

Covered porch
Evp flooring
Kitchen island

What this means for you Summary

Snapshot

This is a 4-bed/3.5-bath single-family listed at $328k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-599 ($-7k/yr) — negative.
To cash-flow at today's rent, offer at most $241k (26.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (31.8% below list).
Recommended offer: $224k (31.8% 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).
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 $10k 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 29 days — a 2% lower offer ($323k) 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 $223,560 (31.8% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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?
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?
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: 0.68% ✗
Cap rate: 4.10%
Cash-on-cash: -7.82%
DSCR: 0.65
GRM: 12.2

CMA / ARV

ARV (median comp): $347,490
List price: $328,000
Delta: -5.61%
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
1481 Kate Cecil Way	0.08mi	4/3.5	2,399 (0%)	3mo	$341,990	$143	94
1536 Kate Cecil Way	0.05mi	4/3.0	2,421 (+1%)	2mo	$385,000	$159	92
1473 Kate Cecil Way	0.10mi	4/3.5	2,399 (0%)	8mo	$329,990	$138	89
1498 Kate Cecil Way	0.06mi	4/3.0	2,421 (+1%)	10mo	$428,810	$177	86
1466 Kate Cecil Way	0.11mi	4/3.0	2,532 (+6%)	1mo	$379,990	$150	83
1488 Kate Cecil Way	0.07mi	4/3.0	2,532 (+6%)	11mo	$414,000	$164	76
1502 Kate Cecil Way	0.05mi	3/2.5 (-1)	2,307 (-4%)	9mo	$370,990	$161	75
1501 Kate Cecil Way	0.04mi	4/2.5	2,135 (-11%)	2mo	$334,990	$157	74
1489 Kate Cecil Way	0.07mi	4/2.5	2,135 (-11%)	3mo	$329,990	$155	72
1550 Kate Cecil Way	0.07mi	3/2.5 (-1)	2,125 (-11%)	0mo	$344,990	$162	68
1469 Kate Cecil Way	0.11mi	4/2.5	2,135 (-11%)	7mo	$317,990	$149	67
1453 Kate Cecil Way	0.14mi	4/2.5	2,135 (-11%)	10mo	$349,999	$164	63

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: -30.0%
Equity multiple: 0.01×
Total profit: $-91,182
Equity at exit: $48,906

10-year hold

IRR: -31.1%
Equity multiple: -0.39×
Total profit: $-128,111
Equity at exit: $28,359

Cash invested: $91,840 (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: 30 active · 14 under contract
Months of supply: 16.4 mo (6%/mo absorbed)
Median asking: $346,995 ($156/sqft)
Median days on market: 115 d
This list price: 30% of active listings are priced below it
ARV vs active asking: -6.9% 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: 12.2×

Monthly cashflow live

Estimated rent: $2,236 medium interval (Pro) →
Mortgage (P&I): −$1,720
Tax est. 1.5%: −$410 /mo · $4,920/yr
Insurance: −$137
HOA: −$98
Lot rent: −$0
Vacancy / Maint / Mgmt: −$469
Net cashflow: $-599

Break-even live

Break-even rent $2,993

Max offer price $241,380

Occupancy floor —

Sensitivity live

Price	-10% $-372	-5% $-485	+0% $-599	+5% $-712	+10% $-825
Rent	-10% $-775	-5% $-687	+0% $-599	+5% $-510	+10% $-422
Rate	-1.0pp $-433	-0.5pp $-515	base $-599	+0.5pp $-684	+1.0pp $-770

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: $82,000
Closing costs: $9,840
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.

Property features AI

Finance

Other: Estimated completion date: 2026-09-30Builder: M/I Homes
HOA & community: Mandatory HOA (Kuester)HOA fee $98.50 per monthCommunity amenities: clubhouse, fitness center, outdoor pool, playground, walking trails

Exterior

Parking: Attached front-facing 2-car garage with garage door openerDriveway
Security: Smoke detectorsCarbon monoxide detectors
Utilities: City waterPublic sewerCable available
Home design: Single family residenceTwo levelsSite-builtUnder construction / New constructionWillow - C model by M/I HomesHome faces front
Construction: Built with fiber cement and stone exterior materialsFiberglass roofSlab foundationNew construction
Exterior features: Front porchPatioConcrete and paved road frontagePublicly maintained road

Interior

Kitchen: DishwasherDisposalGas rangeMicrowaveSelf-cleaning oven
Bedrooms: 4 bedrooms (3 upstairs, 1 on main level)
Flooring: CarpetVinyl
Bathrooms: 3 full bathrooms1 half bathroom
Heating & cooling: Forced air heating (natural gas)Central electric air conditioning
Interior features: Open floorplanKitchen islandWalk-in pantryWalk-in closet(s)Sliding doors13 total rooms
Laundry & utility: Dedicated laundry room on upper levelWasher/Dryer included

Listing history 50 events

2026-09-24

days on market $328,000 Active 29 DOM
2026-09-23

days on market $328,000 Active 28 DOM
2026-09-22

days on market $328,000 Active 27 DOM
2026-09-21

days on market $328,000 Active 26 DOM
2026-09-20

days on market $328,000 Active 25 DOM
2026-09-19

days on market $328,000 Active 24 DOM
2026-09-18

days on market $328,000 Active 23 DOM
2026-09-17

days on market $328,000 Active 22 DOM
2026-09-16

days on market $328,000 Active 21 DOM
2026-09-15

pricedays on market $328,000 Active 20 DOM
2026-09-14

days on market $325,000 Active 19 DOM
2026-09-13

days on market $325,000 Active 18 DOM
2026-09-12

days on market $325,000 Active 17 DOM
2026-09-11

days on market $325,000 Active 16 DOM
2026-09-05

days on market $325,000 Active 10 DOM
2026-09-04

days on market $325,000 Active 9 DOM
2026-09-03

days on market $325,000 Active 8 DOM
2026-08-31

days on market $325,000 Active 5 DOM
2026-08-30

days on market $325,000 Active 4 DOM
2026-08-29

days on market $325,000 Active 3 DOM
2026-08-28

days on market $325,000 Active 2 DOM
2026-08-26

remarks 694-char remark
2026-08-26

days on marketlisting id $325,000 Active 1 DOM
2026-08-25

days on market $325,000 Active 134 DOM
2026-08-24

days on market $325,000 Active 133 DOM
2026-08-23

days on market $325,000 Active 132 DOM
2026-08-22

days on market $325,000 Active 131 DOM
2026-08-21

days on market $325,000 Active 130 DOM
2026-08-20

days on market $325,000 Active 129 DOM
2026-08-19

days on market $325,000 Active 128 DOM
2026-08-18

days on market $325,000 Active 127 DOM
2026-08-17

days on market $325,000 Active 126 DOM
2026-08-16

days on market $325,000 Active 125 DOM
2026-08-15

days on market $325,000 Active 124 DOM
2026-08-15

price $325,000 Active 123 DOM
2026-08-14

days on market $349,990 Active 123 DOM

Show marketing remark (1367 chars)

Welcome to 1521 Kate Cecil Way, York, SC — a stunning new construction home built by M/I Homes. This thoughtfully designed home offers 2,399 square foot of well-planned living space across 4 bedrooms and 3.5 bathrooms, with the owner's bedroom conveniently located on the upper level. This home features the following: 2,399 square foot of quality-crafted living space 3 bathrooms designed with attention to detail Owner's bedroom situated upstairs for added privacy Open-concept living space perfect for everyday living and entertaining 2-car garage This home showcases the quality of design that M/I Homes is known for. The open-concept living space creates a seamless connection between gathering areas, making it ideal for both relaxed daily routines and hosting guests. Every element of this home has been carefully considered, from the layout of the floorplan to the finishing touches that elevate the overall feel of the space. The upper-level owner's bedroom provides a private retreat, while the 3 bathrooms ensure convenience for the entire household. As a new construction home, every surface, fixture, and system is brand new and ready for move-in. Situated in a welcoming neighborhood with proximity to parks, this home offers a wonderful setting for those who appreciate outdoor recreation and a connected community atmosphere. MLS# 4418457
2026-08-13

days on market $349,990 Active 122 DOM
2026-08-12

days on market $349,990 Active 121 DOM
2026-08-11

days on market $349,990 Active 120 DOM
2026-08-10

days on market $349,990 Active 119 DOM
2026-08-09

days on market $349,990 Active 118 DOM
2026-08-08

pricedays on market $349,990 Active 117 DOM
2026-08-06

days on market $354,990 Active 115 DOM
2026-08-05

days on market $354,990 Active 114 DOM
2026-08-04

days on market $354,990 Active 113 DOM
2026-08-03

days on market $354,990 Active 112 DOM
2026-07-31

days on market $354,990 Active 109 DOM
2026-07-30

days on market $354,990 Active 108 DOM
2026-07-30

days on market $354,990 Active 107 DOM
2026-07-28

days on market $354,990 Active 106 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: $26,827
− Mortgage interest: −$18,373
− Property taxes: −$4,920
− Insurance: −$1,640
− Repairs & maintenance: −$2,146
− Management: −$2,146
− HOA: −$1,176
− Depreciation: −$9,542
Taxable loss: −$13,116

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

Est. tax savings @ 24.0%: +$3,148
After-tax cash flow: $-4,035/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 high ROI with updates that can significantly enhance its resale and rental value.

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
#370 Sonoco Products Hartsville $6.8B

Price history

-10.0% since first listed

5 events — show timeline

2026-08-26 Listed $325,000 CANOPYMLS as Distributed by MLS Grid
2026-08-14 Price Changed $325,000 Zillow
2026-08-07 Price Changed $349,990 Zillow
2026-05-14 Price Changed $354,990 Zillow
2026-04-14 Listed $360,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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