289 Fourth St · York, SC 29745

$270,179

3 bd · 2.5 ba · 1,680 sqft · Townhouse · 24 Days on market

Built 2026 Good condition 435 sqft lot Est $247k · 9% over $172/mo HOA · 7% 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 +11.8/30.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story townhome has a smart layout that maximizes space and convenience. The first floor is occupied by the living area, which includes an open family room, modern kitchen and an intimate breakfast area. Upstairs are all three bedrooms, including the large owner's suite which comes equipped with a private bathroom and an oversized walk-in closet. A convenient two-car garage completes the home.

Key facts

• Open floorplan
• Swimming pool
• Ceramic tile

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• SUBWAY TILE BACKSPLASH
• CERAMIC TILE
• LUXURY VINYL PLANK FLOORING
• SWIMMING POOL

Property features AI

Finance

• Other: Zoning: R-5
• HOA & community: Homeowners association (mandatory) — CAMS; HOA fee $172 monthly; Community features: outdoor pool, cabana, sidewalks; Association subject to required dues; Architectural review restriction

Exterior

• Parking: Attached garage; Driveway; Two garage spaces; Main-level garage
• Security: Carbon monoxide detector(s)
• Utilities: County water; County sewer
• Home design: Townhouse (residential); Two levels; Entry at level 1; Site-built construction; New construction (proposed completion April 2026)
• Construction: Fiber cement exterior; Slab foundation; Built by Lennar (Calisto GE1 model)
• Exterior features: Lawn maintenance provided; End unit

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Garbage disposal; Exhaust fan; Plumbed for ice maker; Kitchen island; Pantry
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Forced-air heating (natural gas); Zoned heating and cooling; Electric cooling
• Interior features: Open floorplan; Kitchen island; Pantry; Split bedroom layout; Walk-in closets; Insulated doors
• Laundry & utility: Laundry closet on upper level; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-72 ($-863/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (7.8% below list).
• Recommended offer: $249k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Hunter Street Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 405 students, 74% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+20 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 38% 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 $8k 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 24 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $249,019 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.92% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $246,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Sparano Loop	0.19mi	3/2.5	1,680 (0%)	1mo	$236,599	$141	91
620 Sparano Loop	0.19mi	3/2.5	1,680 (0%)	1mo	$224,999	$134	90
624 Sparano Loop	0.18mi	3/2.5	1,691 (+1%)	1mo	$267,429	$158	90
643 Sparano Loop	0.17mi	3/2.5	1,661 (-1%)	1mo	$235,000	$141	89
647 Sparano Loop	0.17mi	3/2.5	1,657 (-1%)	1mo	$237,649	$143	89
625 Sparano Loop	0.19mi	3/2.5	1,661 (-1%)	1mo	$245,000	$148	89
621 Sparano Loop	0.19mi	3/2.5	1,657 (-1%)	1mo	$225,849	$136	88
613 Sparano Loop	0.20mi	3/2.5	1,657 (-1%)	1mo	$225,849	$136	88
609 Sparano Loop	0.25mi	3/2.5	1,661 (-1%)	1mo	$256,000	$154	85
639 Sparano Loop	0.27mi	3/2.5	1,657 (-1%)	1mo	$243,132	$147	85
2024 Crooked Oak Ln	0.74mi	3/2.5	1,680 (0%)	5mo	$250,000	$149	61
2018 Crooked Oak Ln	0.73mi	3/2.5	1,677 (-0%)	10mo	$247,000	$147	57

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-48,216
• Equity at exit: $40,285

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-47,299
• Equity at exit: $23,360

Cash invested: $75,650 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,490 medium
• Mortgage (P&I): −$1,417
• Tax est. 1.5%: −$338 /mo · $4,053/yr
• Insurance: −$113
• HOA: −$172
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-72

Break-even live

Break-even rent $2,581

Max offer price $259,777

Occupancy floor 98%

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: $67,545
• Closing costs: $8,105
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	3d	1	0.85mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	23d	1	0.90mi
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	17d	1	1.30mi

HOA detail

• Monthly dues: $172 · $2,064/yr

Listing history 5 events

1. 2026-06-02
   statusdays on market $270,179 Pending 24 DOM
2. 2026-06-01
   days on market $270,179 Active 23 DOM
3. 2026-05-31
   days on market $270,179 Active 22 DOM
4. 2026-05-09
   listed $270,179 Active
5. 2026-05-08
   listed $270,179 Active 408-char remark

   Show marketing remark (408 chars)

   This new two-story townhome has a smart layout that maximizes space and convenience. The first floor is occupied by the living area, which includes an open family room, modern kitchen and an intimate breakfast area. Upstairs are all three bedrooms, including the large owner's suite which comes equipped with a private bathroom and an oversized walk-in closet. A convenient two-car garage completes the home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,882
• − Mortgage interest: −$15,134
• − Property taxes: −$4,053
• − Insurance: −$1,351
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$2,064
• − Depreciation: −$7,860
• Taxable loss: −$5,360
• Est. tax savings @ 24.0%: +$1,286
• After-tax cash flow: $424/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This townhouse is in excellent condition with modern finishes and a spacious floorplan. It is move-in ready and would benefit from a fresh coat of paint on the exterior to enhance curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Both Replace sliding glass doors — Improves natural light and ventilation
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace sliding glass doors — Improves natural light and ventilation ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $270,179 CANOPYMLS as Distributed by MLS Grid
• 2026-05-08 Listed $270,179 Zillow