211 Heritage Blvd #102 · Fort Mill, SC 29715

$167,000

2 bd · 1.0 ba · 805 sqft · Condo public records · 69 Days on market

Built 1996 $344/mo HOA · 21% of rent

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Gem in the heart of Fort Mill area! This is where you call HOME! Newly updated 2 bedrooms 2 full baths lovely condo in Regent Park! New Kitchen Cabinets, New Flooring throughout the unit, New Paint! LOCATION, LOCATION, LOCATION! Your Cute home is here in the heart of Fort Mill. Great school and easy commute to I-77, I-485. Lovely first floor condo minutes from uptown and airport. Convenient to I-77 and 485. HOA fees include water, sewer, trash and exterior maintenance. You can't miss it!

Key facts

• Outdoor pool
• Desirable location
• Tennis courts

Tags

• OUTDOOR POOL
• PLAYGROUND
• RECREATION AREA
• TENNIS COURTS
• WALKING TRAILS
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Zoning: BD-III
• HOA & community: HOA required; Monthly association fee of $265.27; Additional annual association fee of $958.15; Association annual expenses reported

Exterior

• Parking: Assigned parking
• Utilities: City water; Public sewer
• Home design: Residential condominium; Site-built construction; Partial brick and synthetic stucco exterior
• Construction: Slab foundation
• Exterior features: Outdoor private pool; Publicly maintained paved roads (asphalt, concrete)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heat pump heating; Central air; Ceiling fans; Heat pump cooling
• Interior features: 6 total rooms; Entry on main level
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $-70 ($-844/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (3.8% below list).
• Recommended offer: $155k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.3% in Fort Mill — 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 76/100 on livability (#23 in SC, #3,459 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• York 04 (suburban): math 65% / reading 71% proficiency, ranked #1 of 80 in SC (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Sugar Creek Elementary (math 55% / reading 61%, grade C+, #98 of 597 statewide, top 16%, 780 students, 40% FRL); Springfield Middle (math 58% / reading 62%, grade B, #14 of 229 statewide, top 6%, 691 students, 44% FRL); Nation Ford High (math 74% / reading 94%, grade A, #13 of 196 statewide, top 7%, 1,877 students, 30% FRL) — zoned schools average 38% FRL vs 15% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.0%/yr); 359 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 18% of the median local income ($110k/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 69 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.
• Current owner paid $133k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,577 (7.4% below list)

Questions for the listing agent

1. 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?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-34,572
• Equity at exit: $24,900

10-year hold

• IRR: -22.3%
• Equity multiple: -0.02×
• Total profit: $-47,806
• Equity at exit: $14,439

Cash invested: $46,760 (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 29715

• Rents YoY: 1.0%
• Active inventory: 359
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$876
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$70
• HOA: −$344
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-70

Break-even live

Break-even rent $1,696

Max offer price $154,577

Occupancy floor 99%

Sensitivity live

Price	-10% $24	-5% $-23	+0% $-70	+5% $-118	+10% $-165
Rent	-10% $-197	-5% $-134	+0% $-70	+5% $-7	+10% $57
Rate	-1.0pp $14	-0.5pp $-28	base $-70	+0.5pp $-114	+1.0pp $-158

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3115 Drewsky Ln Fort Mill, SC	1.0–3.0	1.0–2.0	1041	$1,645	$1.58	0d	11	0.35mi
221 Embassy Dr Fort Mill, SC	2.0	2.0	1085	$1,585	$1.46	25d	1	0.44mi
3130 Cool Brg Cir Fort Mill, SC	1.0–3.0	1.0–2.0	1068	$1,614	$1.51	0d	17	0.82mi
315 Flint Hill Rd Fort Mill, SC	2.0	2.0	1000	$1,395	$1.40	0d	2	0.92mi
1111 Gennett Cir Fort Mill, SC	1.0	1.0	819	$1,536	$1.88	0d	1	1.19mi
1111 Gennett Cir Fort Mill, SC	1.0	1.0	819	$1,629	$1.99	19d	1	1.19mi
820 Clawson Pl Fort Mill, SC	1.0–3.0	1.0–2.0	1083	$1,904	$1.76	0d	9	1.24mi

HOA detail condo

• Monthly dues: $344 · $4,128/yr
• Likely covers: watersewertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $167,000 Active 69 DOM
2. 2026-06-18
   days on market $167,000 Active 66 DOM
3. 2026-06-17
   days on market $167,000 Active 65 DOM
4. 2026-06-16
   days on market $167,000 Active 64 DOM
5. 2026-06-15
   days on market $167,000 Active 63 DOM
6. 2026-06-13
   days on market $167,000 Active 61 DOM
7. 2026-06-13
   days on market $167,000 Active 60 DOM
8. 2026-06-09
   days on market $167,000 Active 57 DOM
9. 2026-06-08
   days on market $167,000 Active 56 DOM
10. 2026-06-07
    days on market $167,000 Active 55 DOM
11. 2026-06-04
    days on market $167,000 Active 52 DOM
12. 2026-06-03
    days on market $167,000 Active 51 DOM
13. 2026-06-02
    days on market $167,000 Active 50 DOM
14. 2026-06-01
    days on market $167,000 Active 49 DOM
15. 2026-05-31
    days on market $167,000 Active 48 DOM
16. 2026-04-13
    listed $167,000 Active
17. 2021-07-02
    soldstatus $133,490 Closed 497-char remark

    Show marketing remark (497 chars)

    The Gem in the heart of Fort Mill area! This is where you call HOME! Newly updated 2 bedrooms 2 full baths lovely condo in Regent Park! New Kitchen Cabinets, New Flooring throughout the unit, New Paint! LOCATION, LOCATION, LOCATION! Your Cute home is here in the heart of Fort Mill. Great school and easy commute to I-77, I-485. Lovely first floor condo minutes from uptown and airport. Convenient to I-77 and 485. HOA fees include water, sewer, trash and exterior maintenance. You can't miss it!

18. 2021-02-28
    historical Active Under Contract 497-char remark

    Show marketing remark (497 chars)

    The Gem in the heart of Fort Mill area! This is where you call HOME! Newly updated 2 bedrooms 2 full baths lovely condo in Regent Park! New Kitchen Cabinets, New Flooring throughout the unit, New Paint! LOCATION, LOCATION, LOCATION! Your Cute home is here in the heart of Fort Mill. Great school and easy commute to I-77, I-485. Lovely first floor condo minutes from uptown and airport. Convenient to I-77 and 485. HOA fees include water, sewer, trash and exterior maintenance. You can't miss it!

19. 2021-02-20
    listed $129,990 Active 497-char remark

    Show marketing remark (497 chars)

    The Gem in the heart of Fort Mill area! This is where you call HOME! Newly updated 2 bedrooms 2 full baths lovely condo in Regent Park! New Kitchen Cabinets, New Flooring throughout the unit, New Paint! LOCATION, LOCATION, LOCATION! Your Cute home is here in the heart of Fort Mill. Great school and easy commute to I-77, I-485. Lovely first floor condo minutes from uptown and airport. Convenient to I-77 and 485. HOA fees include water, sewer, trash and exterior maintenance. You can't miss it!

20. 2020-09-30
    price $109,990
21. 2017-06-28
    soldstatus $69,900 Closed
22. 2017-06-05
    historical Under Contract - No Show
23. 2017-05-03
    listed $75,000 Active
24. 2003-11-12
    soldstatus $58,000

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$351/yr (+$29/mo · 58.3%)

ⓘ 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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $19,278
• − Mortgage interest: −$9,355
• − Property taxes: −$601
• − Insurance: −$835
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$4,128
• − Depreciation: −$4,858
• Taxable loss: −$3,584
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $16/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 04
• NCES district ID: 4503900
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 71% ▬ 0.00%
• Median HH income: $79,981
• Composite: 60.56/100
• National rank: #835
• State rank: #1 of 80 in SC

Livability — Fort Mill

• Score: 76/100
• State rank: #23
• US rank: #3459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 281,758 people
• City population: 128,009
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 46,865
• Household income: $109,689
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 680.0

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 (69%)
• Race & ethnicity: White 69% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 4% Slovak 3% Romanian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -161.26%
• Current HPI: 261.4136
• Rent YoY: ▲ 1.00%
• 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

+187.9% since first listed

9 events — show timeline

• 2026-04-13 Listed $167,000 CANOPYMLS as Distributed by MLS Grid
• 2021-07-02 Sold (MLS) $133,490 CANOPYMLS as Distributed by MLS Grid
• 2021-02-28 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-02-20 Listed $129,990 CANOPYMLS as Distributed by MLS Grid
• 2020-09-30 Price Changed $109,990 CANOPYMLS as Distributed by MLS Grid
• 2017-06-28 Sold (MLS) $69,900 CANOPYMLS as Distributed by MLS Grid
• 2017-06-05 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2017-05-03 Listed $75,000 CANOPYMLS as Distributed by MLS Grid
• 2003-11-12 Sold (Public Records) $58,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $601 · +8.0% YoY. Source: county tax records.