301 Woodland Dr Unit 1,2,3 · York, SC 29745

$220,000

3 bd · 1.0 ba · 1,090 sqft · SingleFamily · 1 Days on market

Built 1961 0.44 ac lot Est $208k · 6% over

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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).

• Cash flow +15.0/30.0
• ARV discount +4.9/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• 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

Key facts

• 0.44 acre lot
• Built 1961

Property features AI

Finance

• Other: Corner, cleared, level and wooded lot; Publicly maintained roads with dirt, gravel and paved surfaces; Approximately 0.44-acre lot; Accessibility: handicap parking; Zoning: RIO; No auction; listing marked as exception; No-representation restriction noted
• HOA & community: No HOA; Street lights in the community

Exterior

• Parking: Parking spaces (no attached garage on main level)
• Security: Smoke detector(s)
• Utilities: City water; Public sewer; Cable available and connected; Electricity connected; Wired internet available
• Home design: Single-family residence; Site-built construction; One story; Crawl space foundation
• Construction: Partial brick, vinyl, and wood exterior; Fiberglass roof
• Exterior features: Deck; Rear porch; Storage; Outbuilding; Workshop; Chain-link fenced backyard; Fenced yard

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Self-cleaning oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile; Vinyl; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Window treatments; Two total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room; Porch laundry access; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $67 ($803/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 $201k (8.7% below list).
• Recommended offer: $201k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 5 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 30% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $200,925 (8.7% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $208,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Hickory Ln	0.43mi	3/1.0	1,052 (-4%)	2mo	$110,000	$105	72
17 Brookwood Dr	0.18mi	3/2.0	1,030 (-6%)	9mo	$230,500	$224	71
31 Southbrook Dr	0.27mi	3/2.0	1,219 (+12%)	4mo	$273,900	$225	60
121 Settlemyre Pl	0.36mi	3/2.0	988 (-9%)	7mo	$212,000	$215	58
201 Wiley Ave	0.39mi	2/1.0 (-1)	1,007 (-8%)	12mo	$218,000	$216	54
217 Wiley Ave	0.37mi	2/1.0 (-1)	1,204 (+10%)	8mo	$230,000	$191	53
30 Hunter St	0.56mi	2/1.0 (-1)	1,020 (-6%)	6mo	$180,000	$176	53
235 Jefferson St E	0.39mi	3/2.0	1,224 (+12%)	5mo	$130,000	$106	53
29 Wainwright Ave	0.26mi	3/2.0	1,248 (+14%)	9mo	$285,000	$228	52
15 Rose St	0.73mi	2/1.0 (-1)	1,084 (-1%)	10mo	$189,000	$174	51
222 E Jefferson St E	0.46mi	3/2.0	1,204 (+10%)	9mo	$220,000	$183	49
113 Galilean Rd	0.66mi	4/1.5 (+1)	1,180 (+8%)	12mo	$186,000	$158	38

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-31,356
• Equity at exit: $32,803

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,691
• Equity at exit: $19,022

Cash invested: $61,600 (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 29745

• Home prices YoY: -30.3%
• Active inventory: 545
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $67

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $219	-5% $143	+0% $67	+5% $-9	+10% $-85
Rent	-10% $-92	-5% $-12	+0% $67	+5% $146	+10% $226
Rate	-1.0pp $178	-0.5pp $123	base $67	+0.5pp $10	+1.0pp $-48

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.71mi
67 Travora Cir York, SC	2.0	2.0	832	$1,695	$2.04	19d	1	0.73mi
204 Galilean Rd York, SC	2.0	1.0	850	$1,200	$1.41	25d	1	0.74mi
203 W Liberty St Unit 2E York, SC	2.0	1.0	700	$1,375	$1.96	3d	1	1.07mi
106 Eaves Way York, SC	2.0–3.0	1.5–2.0	1161	$1,708	$1.47	0d	1	1.29mi

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: $24,111
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$6,400
• Taxable loss: −$2,870
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $1,492/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