620 Sparano Loop · York, SC 29745

$224,999

3 bd · 2.5 ba · 1,680 sqft · Townhouse · 82 Days on market

Built 2026 435 sqft lot Est $240k · 6% under $290/mo HOA · 12% of rent ↓ 17% since listing

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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 +16.1/30.0
• ARV discount +10.4/15.0
• 1% rule +6.0/10.0
• DSCR +5.0/10.0
• 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

The first floor of this two-story home is host to a spacious open floorplan that connects an inviting Great Room, breakfast nook and chef-inspired kitchen. There are three bedrooms located upstairs, including the luxe primary suite, which features a spacious bedroom, on-suite bathroom and generous walk-in closet. Plus, our signature Everything's Included program means you will get quartz or granite kitchen countertops, subway tile backsplash, ceramic tile, and luxury vinyl plank flooring, on the first floor, at no extra cost! Cannon Village is a master-planned community offering new single-family homes and townhomes to a great location in York, SC. Future amenities will include a swimming

Key facts

• En suite bathroom
• Open floorplan
• Walk in closet

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• EN SUITE BATHROOM
• WALK IN CLOSET
• QUARTZ KITCHEN COUNTERTOPS
• GRANITE KITCHEN COUNTERTOPS

Property features AI

Finance

• Other: Property is under construction; Living area approximately 1,680 (reported); Two-level plan
• HOA & community: HOA membership required (CAMS); Monthly association fee of $290; Community amenities include cabana, outdoor pool, and sidewalks; Architectural review restriction

Exterior

• Parking: Attached 2-car garage; Driveway; Main level garage
• Security: Carbon monoxide detector(s)
• Utilities: County water; County sewer
• Home design: Residential townhouse; Two levels; Site-built construction; New construction (proposed completion in 2026); Entry level is 1; R5 zoning
• Construction: Fiber cement exterior; Slab foundation; Built by Lennar (model: Titan G1)
• Exterior features: Lawn maintenance provided; Concrete and paved road access; Subdivision roads dedicated to public use pending acceptance

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Disposal; Exhaust fan; Plumbed for ice maker
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (upper level); 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Zoned heating; Electric cooling
• Interior features: Open floorplan; Kitchen island; Pantry; Split bedroom layout; Walk-in closets; Insulated doors; 10 total rooms; Entry level: 1
• 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 $225k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 $7k 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 82 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Sparano Loop	0.00mi	3/2.5	1,680 (0%)	1mo	$224,999	$134	99
612 Sparano Loop	0.01mi	3/2.5	1,680 (0%)	1mo	$236,599	$141	99
624 Sparano Loop	0.01mi	3/2.5	1,691 (+1%)	1mo	$267,429	$158	98
625 Sparano Loop	0.02mi	3/2.5	1,661 (-1%)	1mo	$245,000	$148	97
613 Sparano Loop	0.01mi	3/2.5	1,657 (-1%)	1mo	$225,849	$136	96
621 Sparano Loop	0.02mi	3/2.5	1,657 (-1%)	1mo	$225,849	$136	96
643 Sparano Loop	0.04mi	3/2.5	1,661 (-1%)	1mo	$235,000	$141	95
647 Sparano Loop	0.04mi	3/2.5	1,657 (-1%)	1mo	$237,649	$143	95
609 Sparano Loop	0.06mi	3/2.5	1,661 (-1%)	1mo	$256,000	$154	94
639 Sparano Loop	0.18mi	3/2.5	1,657 (-1%)	1mo	$243,132	$147	89

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-28,814
• Equity at exit: $33,548

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-14,648
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$290
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $117

Break-even live

Break-even rent $2,335

Max offer price $224,999

Occupancy floor 90%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	23d	1	1.01mi
495 Switch St York, SC	3.0	2.5	1928	$2,500	$1.30	3d	1	1.01mi
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	17d	1	1.34mi

HOA detail

• Monthly dues: $290 · $3,480/yr

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-05-01
   price $224,999
3. 2026-04-20
   price $227,149
4. 2026-04-17
   price $234,599
5. 2026-04-14
   price $242,049
6. 2026-03-23
   price $249,999
7. 2026-02-11
   listed $270,999 Active

ⓘ 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: $29,796
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − HOA: −$3,480
• − Depreciation: −$6,545
• Taxable loss: −$2,100
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $1,904/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

-17.0% since first listed

7 events — show timeline

• 2026-05-04 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $224,999 CANOPYMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $227,149 CANOPYMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $234,599 CANOPYMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $242,049 CANOPYMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $249,999 CANOPYMLS as Distributed by MLS Grid
• 2026-02-11 Listed $270,999 CANOPYMLS as Distributed by MLS Grid