302 Hall St · York, SC 29745

$125,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 243 Days on market

Built 1960 7,405 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

Key facts

• 7,405 sq ft lot
• Built 1960
• Listed 242 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Tankless water heater
• Home design: Single-family residential property; Site-built construction
• Construction: Vinyl exterior; No foundation details listed
• Exterior features: Cleared lot; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air
• Interior features: Six total rooms; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL).
• Zoned-school proficiency averages 60% at this address vs 36% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the York 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 541 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $125k implies a 166% gain — meaningful room to come down on a strong offer.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.90% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.36%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $300,677
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Charlotte St	0.36mi	3/2.0	1,284 (-2%)	1mo	$305,000	$238	75
110 Scotch Pine Dr	0.33mi	3/2.0	1,283 (-2%)	4mo	$285,000	$222	74
507 N Congress St	0.08mi	3/1.5	1,484 (+13%)	2mo	$237,000	$160	71
206 Cottage Pl	0.49mi	3/2.0	1,298 (-1%)	2mo	$320,000	$247	70
112 Aspen Ln	0.37mi	3/2.0	1,248 (-5%)	4mo	$315,000	$252	67
212 Mcclain St #4	0.29mi	3/2.0	1,172 (-11%)	0mo	$284,900	$243	64
218 Mcclain St	0.30mi	3/2.0	1,172 (-11%)	1mo	$284,900	$243	63
171 Williams St	0.74mi	3/2.0	1,311 (-0%)	1mo	$300,000	$229	60
40 Magnolia St	0.60mi	3/2.0	1,246 (-5%)	1mo	$237,500	$191	59
203 Cottage Pl	0.50mi	2/1.0 (-1)	1,422 (+8%)	3mo	$180,000	$127	56
203 Williams St	0.69mi	3/2.0	1,355 (+3%)	3mo	$275,000	$203	56
111 Eighth St	0.67mi	3/2.0	1,262 (-4%)	5mo	$275,000	$218	55

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: 32.1%
• Equity multiple: 2.35×
• Total profit: $47,284
• Equity at exit: $18,638

10-year hold

• IRR: 39.2%
• Equity multiple: 4.66×
• Total profit: $128,156
• Equity at exit: $10,808

Cash invested: $35,000 (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: 541
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,371 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $1,060

Break-even live

Break-even rent $1,029

Max offer price $125,000

Occupancy floor 50%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Eaves Way York, SC	2.0–3.0	1.5–2.0	1161	$1,708	$1.47	1d	1	1.16mi
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	18d	1	1.20mi

Listing history 18 events

1. 2026-05-31
   days on market $125,000 Active 243 DOM
2. 2026-01-14
   price $125,000
3. 2026-01-14
   status Active
4. 2025-12-19
   historical Active Under Contract
5. 2025-11-11
   price $137,500
6. 2025-10-01
   listed $150,000 Active
7. 2025-09-22
   historical $150,000
8. 2018-11-05
   soldstatus $47,000
9. 2017-01-27
   soldstatus $37,000 Closed 130-char remark

   Show marketing remark (130 chars)

   Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

10. 2017-01-10
    historical Under Contract - No Show 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

11. 2017-01-03
    status Active 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

12. 2016-12-31
    historical 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

13. 2016-10-28
    price $40,000 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

14. 2016-08-03
    price $44,800 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

15. 2016-07-11
    price $49,800 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

16. 2016-06-07
    price $54,900 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

17. 2016-04-01
    listed $59,900 Active 130-char remark

    Show marketing remark (130 chars)

    Great investment property or first time home buyer, space inside to be comfortable, nice lot, close to everything, priced to sell.

18. 2004-05-12
    soldstatus $49,750

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,266 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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: $28,457
• − Mortgage interest: −$7,002
• − Property taxes: −$1,266
• − Insurance: −$625
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − Depreciation: −$3,636
• Taxable income: $11,375
• Est. tax owed @ 24.0%: −$2,730
• After-tax cash flow: $9,994/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

+151.3% since first listed

17 events — show timeline

• 2026-01-14 Price Changed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-19 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $137,500 CANOPYMLS as Distributed by MLS Grid
• 2025-10-01 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-22 Coming Soon $150,000 CANOPYMLS as Distributed by MLS Grid
• 2018-11-05 Sold (Public Records) $47,000 Public Records
• 2017-01-27 Sold (MLS) $37,000 CANOPYMLS as Distributed by MLS Grid
• 2017-01-10 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2017-01-03 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2016-12-31 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2016-10-28 Price Changed $40,000 CANOPYMLS as Distributed by MLS Grid
• 2016-08-03 Price Changed $44,800 CANOPYMLS as Distributed by MLS Grid
• 2016-07-11 Price Changed $49,800 CANOPYMLS as Distributed by MLS Grid
• 2016-06-07 Price Changed $54,900 CANOPYMLS as Distributed by MLS Grid
• 2016-04-01 Listed $59,900 CANOPYMLS as Distributed by MLS Grid
• 2004-05-12 Sold (Public Records) $49,750 Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,266 · +15.8% YoY. Source: county tax records.