2270 Redstone Dr #23 · York, SC 29745

$320,000

4 bd · 2.5 ba · 2,259 sqft · SingleFamily · 115 Days on market

Built 2023 Good condition 4,791 sqft lot 2-car garage $142/sqft · 13% below area Est $368k · 13% under $50/mo HOA · 2% 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).

• ARV discount +13.4/15.0
• Cash flow +10.6/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming move in ready 4-bedroom, 1.5-bath residence featuring a desirable open-concept floor plan designed for comfortable everyday living and effortless entertaining. The inviting living area centers around a cozy gas fireplace, creating a warm and welcoming atmosphere. The spacious kitchen is a standout with beautiful granite countertops, abundant cabinetry, and a large walk-in pantry offering exceptional storage. The generous primary bedroom provides a peaceful retreat with ample closet space and additional storage options rarely found at this price point. Three additional bedrooms offer flexibility for family, guests, a home office, or hobby space.

Key facts

• Cozy gas fireplace
• Ample closet space
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• COZY GAS FIREPLACE
• GRANITE COUNTERTOPS
• LARGE WALK-IN PANTRY
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (16.8% below list).
• Recommended offer: $266k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% 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: Harold C. Johnson Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 409 students, 100% FRL); York Middle (math 21% / reading 33%, grade F, #153 of 229 statewide, top 68%, 814 students, 72% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 80% FRL vs 54% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 837 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 runs 40% 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 $10k 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 115 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,330 (16.8% 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. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.83% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $368,252
• List price: $320,000
• Delta: -13.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2068 Redstone Dr	0.09mi	4/2.5	2,247 (-0%)	9mo	$312,000	$139	88
5043 Fandango Rd	0.09mi	4/2.5	2,174 (-4%)	3mo	$303,000	$139	86
4019 Eucalyptus Dr	0.16mi	4/2.5	2,246 (-1%)	8mo	$340,000	$151	85
189 Wesley Amaker Rd	0.53mi	3/2.5 (-1)	2,196 (-3%)	0mo	$424,000	$193	65
5014 Fandango Rd	0.12mi	4/2.5	2,022 (-10%)	16mo	$329,000	$163	63
2137 Redstone Dr #99	0.13mi	4/2.5	2,030 (-10%)	17mo	$310,000	$153	63
2262 Redstone Dr	0.02mi	5/3.0 (+1)	2,450 (+8%)	18mo	$350,000	$143	63
2027 Redstone Dr	0.09mi	5/3.0 (+1)	2,450 (+8%)	16mo	$350,000	$143	62
804 Congress St N	0.64mi	4/3.0	2,348 (+4%)	2mo	$400,000	$170	60
2035 Redstone Dr	0.08mi	5/3.0 (+1)	2,453 (+9%)	18mo	$359,000	$146	60
101 Stoneybrook Dr	0.51mi	4/2.0	2,432 (+8%)	8mo	$330,000	$136	54
250 Wesley Amaker Rd	0.54mi	3/3.0 (-1)	2,454 (+9%)	12mo	$485,000	$198	44

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-61,810
• Equity at exit: $47,713

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-66,447
• Equity at exit: $27,668

Cash invested: $89,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 5 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $354,500 ($150/sqft)
• Median days on market: 48 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +8.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29745

• Home prices YoY: -30.3%
• Active inventory: 837
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,663 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$50
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-157

Break-even live

Break-even rent $2,863

Max offer price $297,218

Occupancy floor —

Sensitivity live

Price	-10% $64	-5% $-47	+0% $-157	+5% $-268	+10% $-379
Rent	-10% $-368	-5% $-263	+0% $-157	+5% $-52	+10% $53
Rate	-1.0pp $4	-0.5pp $-76	base $-157	+0.5pp $-240	+1.0pp $-325

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: $80,000
• Closing costs: $9,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Whitehall Hill Rd York, SC	3.0	2.5	2633	$2,500	$0.95	1d	1	1.35mi
208 Washington St York, SC	5.0	3.0	3000	$1,995	$0.67	6d	1	1.35mi
730 Gants Rd York, SC	4.0	2.5	2369	$2,450	$1.03	93d	1	1.39mi

Property features AI

Finance

• Other: Property type: Residential single familyNo second living quartersRoad responsibility: publicly maintained
• HOA & community: Part of Abrial Ridge HOAMandatory HOA dues ($50.58 per month)

Exterior

• Parking: Attached 2-car garage (main level, ~445 sq ft)Driveway
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterPublic sewerElectricity connectedCable available
• Home design: Single family residence (site built)Two levelsCompleted developmentZoned R4
• Construction: Vinyl exteriorSlab foundation
• Exterior features: PatioConcrete and paved public road access

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePlumbed for ice makerGas water heater
• Bedrooms: Four bedrooms (all on upper level)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Attic access/other attic spaceInsulated windowsInsulated and sliding doorsLiving room fireplaceRoom count: 2
• Laundry & utility: Laundry on upper level

HOA detail $50/mo · $600/yr

• Likely covers: gas

Listing history 50 events

1. 2026-09-24
   days on market $320,000 Active 115 DOM
2. 2026-09-23
   days on market $320,000 Active 114 DOM
3. 2026-09-22
   days on market $320,000 Active 113 DOM
4. 2026-09-21
   days on market $320,000 Active 112 DOM
5. 2026-09-20
   days on market $320,000 Active 111 DOM
6. 2026-09-19
   days on market $320,000 Active 110 DOM
7. 2026-09-18
   days on market $320,000 Active 109 DOM
8. 2026-09-17
   days on market $320,000 Active 108 DOM
9. 2026-09-16
   days on market $320,000 Active 107 DOM
10. 2026-09-15
    days on market $320,000 Active 106 DOM
11. 2026-09-14
    days on market $320,000 Active 105 DOM
12. 2026-09-13
    days on market $320,000 Active 104 DOM
13. 2026-09-12
    days on market $320,000 Active 103 DOM
14. 2026-09-11
    days on market $320,000 Active 102 DOM
15. 2026-09-05
    days on market $320,000 Active 96 DOM
16. 2026-09-04
    days on market $320,000 Active 95 DOM
17. 2026-09-03
    days on market $320,000 Active 94 DOM
18. 2026-08-31
    days on market $320,000 Active 92 DOM
19. 2026-08-30
    days on market $320,000 Active 91 DOM
20. 2026-08-29
    days on market $320,000 Active 90 DOM
21. 2026-08-28
    days on market $320,000 Active 89 DOM
22. 2026-08-27
    days on market $320,000 Active 88 DOM
23. 2026-08-26
    days on market $320,000 Active 87 DOM
24. 2026-08-25
    days on market $320,000 Active 86 DOM
25. 2026-08-24
    days on market $320,000 Active 85 DOM
26. 2026-08-23
    days on market $320,000 Active 84 DOM
27. 2026-08-22
    days on market $320,000 Active 83 DOM
28. 2026-08-21
    days on market $320,000 Active 82 DOM
29. 2026-08-20
    days on market $320,000 Active 81 DOM
30. 2026-08-19
    days on market $320,000 Active 80 DOM
31. 2026-08-18
    days on market $320,000 Active 79 DOM
32. 2026-08-17
    days on market $320,000 Active 78 DOM
33. 2026-08-16
    days on market $320,000 Active 77 DOM
34. 2026-08-15
    days on market $320,000 Active 76 DOM
35. 2026-08-15
    price $320,000 Active 75 DOM
36. 2026-08-14
    days on market $325,000 Active 75 DOM
37. 2026-08-13
    days on market $325,000 Active 74 DOM
38. 2026-08-12
    days on market $325,000 Active 73 DOM
39. 2026-08-11
    days on market $325,000 Active 72 DOM
40. 2026-08-10
    days on market $325,000 Active 71 DOM
41. 2026-08-09
    days on market $325,000 Active 70 DOM
42. 2026-08-08
    days on market $325,000 Active 69 DOM
43. 2026-08-06
    days on market $325,000 Active 67 DOM
44. 2026-08-05
    days on market $325,000 Active 66 DOM
45. 2026-08-04
    days on market $325,000 Active 65 DOM
46. 2026-08-03
    days on market $325,000 Active 64 DOM
47. 2026-07-31
    days on market $325,000 Active 61 DOM
48. 2026-07-30
    days on market $325,000 Active 60 DOM
49. 2026-07-30
    days on market $325,000 Active 59 DOM
50. 2026-07-28
    days on market $325,000 Active 58 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,960
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − HOA: −$600
• − Depreciation: −$9,309
• Taxable loss: −$7,388
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-116/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 · 12 photos

Good 80/100 None rehab

This move-in ready home features a good condition with a good condition score of 80. It has a good kitchen, good exterior, and good interior walls/paint. The home is in good condition and ready for a new owner.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value ↑
• Resale Upgrading the kitchen backsplash — A modern backsplash can add value and appeal to potential buyers ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Harold C. Johnson Elementary F SC #421/597 Nat'l #28,475/41,679 Middle York Middle F SC #153/229 Nat'l #9,793/14,009 High York Comprehensive High C+ SC #108/196 Nat'l #3,510/17,239

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

C Composite livability gradescore 65/100

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 · 307,757 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: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Property type: Residential single familyNo second living quartersRoad responsibility: publicly maintained
• HOA & community: Part of Abrial Ridge HOAMandatory HOA dues ($50.58 per month)

Exterior

• Parking: Attached 2-car garage (main level, ~445 sq ft)Driveway
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterPublic sewerElectricity connectedCable available
• Home design: Single family residence (site built)Two levelsCompleted developmentZoned R4
• Construction: Vinyl exteriorSlab foundation
• Exterior features: PatioConcrete and paved public road access

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePlumbed for ice makerGas water heater
• Bedrooms: Four bedrooms (all on upper level)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Attic access/other attic spaceInsulated windowsInsulated and sliding doorsLiving room fireplaceRoom count: 2
• Laundry & utility: Laundry on upper level

Price history

1 event — show timeline

• 2026-05-31 Listed $330,000 CANOPYMLS as Distributed by MLS Grid