211 Heritage Blvd · Fort Mill, SC 29715

$165,000

2 bd · 2.0 ba · 805 sqft · Land · 102 Days on market

Built 1996

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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 +17.7/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upgraded 1 bedroom/1 bathroom unit available on the 2nd floor! New paint, new carpet, new luxury vinyl tile throughout. Granite countertops in the kitchen and new stainless steel appliances. Great location near the NC/SC border with easy interstate access. *HOA fee includes water, sewer, garbage pick up, exterior maintenance, cleaning service for the common area, administration fees, elevator maintenance, outdoor pool, playground, sidewalk, walking trails, and tennis courts.

Key facts

• Built 1996
• Listed 101 days

Property features AI

Finance

• HOA & community: Homeowners association present; membership and dues are mandatory

Exterior

• Parking: Parking lot
• Security: Carbon monoxide detector(s)
• Utilities: City water; Public sewer
• Home design: Residential condominium; Site-built construction; BD-III zoning
• Construction: Partial brick and synthetic stucco exterior; Slab foundation
• Exterior features: Deck; Level and wooded setting; Paved, publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Insulated windows; 5 total rooms; Entry level: 2
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $165k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $161k (2.4% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: Rents rising (+1.0%/yr); 347 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 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 102 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 8.5

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-21,495
• Equity at exit: $24,602

10-year hold

• IRR: -7.7%
• Equity multiple: 0.56×
• Total profit: $-20,333
• Equity at exit: $14,266

Cash invested: $46,200 (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: 347
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $132

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	$1,630	$1.57	2d	8	0.35mi
221 Embassy Dr Fort Mill, SC	2.0	2.0	1085	$1,585	$1.46	23d	1	0.44mi
315 Flint Hill Rd Fort Mill, SC	2.0	2.0	1000	$1,410	$1.41	14d	3	0.92mi
1111 Gennett Cir Fort Mill, SC	1.0	1.0	819	$1,629	$1.99	17d	1	1.19mi
820 Clawson Pl Fort Mill, SC	1.0–3.0	1.0–2.0	1083	$1,904	$1.76	1d	8	1.24mi

Listing history 28 events

1. 2026-06-18
   days on market $165,000 Active 102 DOM
2. 2026-06-17
   days on market $165,000 Active 101 DOM
3. 2026-06-16
   days on market $165,000 Active 100 DOM
4. 2026-06-15
   days on market $165,000 Active 99 DOM
5. 2026-06-13
   days on market $165,000 Active 97 DOM
6. 2026-06-13
   days on market $165,000 Active 96 DOM
7. 2026-06-09
   days on market $165,000 Active 93 DOM
8. 2026-06-08
   days on market $165,000 Active 92 DOM
9. 2026-06-07
   days on market $165,000 Active 91 DOM
10. 2026-06-04
    days on market $165,000 Active 88 DOM
11. 2026-06-03
    days on market $165,000 Active 87 DOM
12. 2026-06-02
    days on market $165,000 Active 86 DOM
13. 2026-06-01
    days on market $165,000 Active 85 DOM
14. 2026-05-31
    days on market $165,000 Active 84 DOM
15. 2026-04-17
    historical $1,200
16. 2026-03-09
    listed $165,000 Active
17. 2026-03-04
    historical $165,000
18. 2025-11-15
    listed $1,200
19. 2023-03-01
    soldstatus $139,900 Closed 479-char remark

    Show marketing remark (479 chars)

    Upgraded 1 bedroom/1 bathroom unit available on the 2nd floor! New paint, new carpet, new luxury vinyl tile throughout. Granite countertops in the kitchen and new stainless steel appliances. Great location near the NC/SC border with easy interstate access. *HOA fee includes water, sewer, garbage pick up, exterior maintenance, cleaning service for the common area, administration fees, elevator maintenance, outdoor pool, playground, sidewalk, walking trails, and tennis courts.

20. 2023-01-30
    historical Active Under Contract 479-char remark

    Show marketing remark (479 chars)

    Upgraded 1 bedroom/1 bathroom unit available on the 2nd floor! New paint, new carpet, new luxury vinyl tile throughout. Granite countertops in the kitchen and new stainless steel appliances. Great location near the NC/SC border with easy interstate access. *HOA fee includes water, sewer, garbage pick up, exterior maintenance, cleaning service for the common area, administration fees, elevator maintenance, outdoor pool, playground, sidewalk, walking trails, and tennis courts.

21. 2023-01-28
    listed $139,900 Active 479-char remark

    Show marketing remark (479 chars)

    Upgraded 1 bedroom/1 bathroom unit available on the 2nd floor! New paint, new carpet, new luxury vinyl tile throughout. Granite countertops in the kitchen and new stainless steel appliances. Great location near the NC/SC border with easy interstate access. *HOA fee includes water, sewer, garbage pick up, exterior maintenance, cleaning service for the common area, administration fees, elevator maintenance, outdoor pool, playground, sidewalk, walking trails, and tennis courts.

22. 2021-06-25
    soldstatus $129,900 Closed 220-char remark

    Show marketing remark (220 chars)

    VACANT! Welcome home to this beautiful 2 bed, 2 bath condo in popular Fort Mill! Great new flooring and fresh paint throughout! Brand new SS appliances. Enjoy your morning coffee on your lovely balcony! Don’t miss!

23. 2021-06-08
    historical Active Under Contract 220-char remark

    Show marketing remark (220 chars)

    VACANT! Welcome home to this beautiful 2 bed, 2 bath condo in popular Fort Mill! Great new flooring and fresh paint throughout! Brand new SS appliances. Enjoy your morning coffee on your lovely balcony! Don’t miss!

24. 2021-06-03
    listed $129,900 Active 220-char remark

    Show marketing remark (220 chars)

    VACANT! Welcome home to this beautiful 2 bed, 2 bath condo in popular Fort Mill! Great new flooring and fresh paint throughout! Brand new SS appliances. Enjoy your morning coffee on your lovely balcony! Don’t miss!

25. 2020-09-01
    historical Active Under Contract
26. 2020-08-14
    soldstatus $75,000 Closed
27. 2020-06-15
    status Pending
28. 2020-06-09
    listed $75,000 Active

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

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: $19,323
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,800
• Taxable loss: −$1,111
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,848/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

-98.4% since first listed

14 events — show timeline

• 2026-04-17 Rental Removed $1,200 APPFOLIO
• 2026-03-09 Listed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-04 Coming Soon $165,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-15 Listed for Rent $1,200 APPFOLIO
• 2023-03-01 Sold (MLS) $139,900 CANOPYMLS as Distributed by MLS Grid
• 2023-01-30 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-01-28 Listed $139,900 CANOPYMLS as Distributed by MLS Grid
• 2021-06-25 Sold (MLS) $129,900 CANOPYMLS as Distributed by MLS Grid
• 2021-06-08 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-06-03 Listed $129,900 CANOPYMLS as Distributed by MLS Grid
• 2020-09-01 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-08-14 Sold (MLS) $75,000 CANOPYMLS as Distributed by MLS Grid
• 2020-06-15 Pending — CANOPYMLS as Distributed by MLS Grid
• 2020-06-09 Listed $75,000 CANOPYMLS as Distributed by MLS Grid