1521 Kate Cecil Way

York, SC 29745

$328,000F

4 bd · 3.5 ba · 2,399 sqft · Built 2026 · SingleFamily · Active · 29 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,236/mo
• Mortgage (P&I): −$1,720
• Tax + insurance: −$547
• HOA: −$98
• Vac / Maint / Mgmt: −$469
• Net cashflow: $-599/mo
• Annual: $-7,183/yr
• Cap rate: 4.10%
• Cash-on-cash: -7.82%
• DSCR: 0.65
• 1% rule: 0.68%
• Cash to close: $91,840

Investor read

• This is a 4-bed/3.5-bath single-family listed at $328k. Condition is rated excellent.
• 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).
• It's been on market 29 days — a 2% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $224k (31.8% below list) — sets the bar for 1% rule.
• 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.
• 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).
• York County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• This rent runs 34% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for 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.