208 Daves Rd · York, SC 29745

$210,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 79 Days on market

Built 2015 1.27 ac lot Est $289k · 27% under ↓ 1% since listing

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• 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

Listing remarks

Situated on a spacious 1.27-acre corner lot, this home offers an open, level setting with plenty of room for entertaining. A wired, oversized detached garage provides the perfect space for a workshop or extra storage. Inside, the open floor plan connects the living room, dining area, and kitchen, creating a welcoming and functional layout. The kitchen features ample cabinetry and a large island with a breakfast bar, while the split-bedroom floor plan offers added privacy and comfort. Carpet replaced in 2 bedrooms. Plenty of parking in the driveway. Enjoy the Quiet Country life!

Key facts

• 1.27 acre lot
• Garage
• Built 2015

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached garage (1-car); 720 sq ft garage; Driveway parking; 4 open parking spaces
• Utilities: Community well water; Septic system
• Home design: Manufactured singlewide residence; One story; Ramp(s) to main level; Zoning: RC-II
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Corner, level lot; Publicly maintained paved concrete road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Exhaust hood; Self-cleaning oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Kitchen island; Open floorplan; Insulated windows; 8 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/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 $205k (2.6% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Jefferson Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 418 students, 100% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 84% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+13 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; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $6k 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 79 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.97% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $289,408
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Flushing Dr	0.69mi	3/2.0	1,200 (-1%)	5mo	$275,000	$229	62
431 Stacy Ln	0.64mi	3/2.0	1,262 (+4%)	6mo	$299,900	$238	59
1274 Bicycle Ct	0.58mi	3/2.0	1,386 (+14%)	14mo	$360,000	$260	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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,962
• Equity at exit: $31,312

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $22,035
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $379

Break-even live

Break-even rent $1,565

Max offer price $210,000

Occupancy floor 76%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $210,000 Active 79 DOM
2. 2026-06-17
   days on market $210,000 Active 78 DOM
3. 2026-06-16
   days on market $210,000 Active 77 DOM
4. 2026-06-15
   price $210,000 Active 76 DOM
5. 2026-06-15
   days on market $212,000 Active 76 DOM
6. 2026-06-13
   days on market $212,000 Active 74 DOM
7. 2026-06-09
   days on market $212,000 Active 70 DOM
8. 2026-06-08
   days on market $212,000 Active 69 DOM
9. 2026-06-07
   days on market $212,000 Active 68 DOM
10. 2026-06-04
    days on market $212,000 Active 65 DOM
11. 2026-06-03
    days on market $212,000 Active 64 DOM
12. 2026-06-02
    days on market $212,000 Active 63 DOM
13. 2026-06-01
    days on market $212,000 Active 62 DOM
14. 2026-05-31
    days on market $212,000 Active 61 DOM
15. 2026-05-22
    price $212,000
16. 2026-03-31
    status Active
17. 2025-12-16
    historical $215,000

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$627/yr (+$52/mo · 109.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,543
• − Mortgage interest: −$11,763
• − Property taxes: −$570
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$6,109
• Taxable income: $1,124
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $4,284/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

• 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

-1.4% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $212,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-31 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-16 Coming Soon $215,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

-5.6%/yr

Latest (2025): $570 · +3.0% YoY. Source: county tax records.