414 Hendley Dr · York, SC 29745

$238,900

3 bd · 2.5 ba · 1,603 sqft · Townhouse · 127 Days on market

Built 2026 Excellent condition 1-car garage $149/sqft · 6% below area Est $253k · 6% under

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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 +12.5/30.0
• ARV discount +10.0/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 414 Hendley Drive, York, SC — a stunning new construction townhome built by M/I Homes. This thoughtfully designed home offers 1,603 square feet of well-planned living space, featuring 3 bedrooms, 2.5 bathrooms, and an upstairs owner's bedroom that provides a private retreat from the main living areas. Step inside to discover an open-concept living space that creates a seamless flow between gathering areas, perfect for everyday living and entertaining. The quality of design is evident throughout, with carefully selected finishes and a floorplan that maximizes both comfort and functionality.

Key facts

• Inviting foyer
• Central island
• Storage closet

Tags

• INVITING FOYER
• POWDER BATH
• STORAGE CLOSET
• CENTRAL ISLAND
• WALK-IN CORNER PANTRY
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (14.4% below list).
• Recommended offer: $205k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Jefferson Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 418 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; 1 comparable units currently listed for rent nearby; 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 $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 127 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,509 (14.4% 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 127 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $253,250
• List price: $238,900
• Delta: -5.67%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
388 Hendley Dr	0.03mi	3/2.5	1,603 (0%)	2mo	$252,500	$158	97
376 Hendley Dr	0.04mi	3/2.5	1,603 (0%)	2mo	$254,000	$158	96
405 Hendley Dr	0.03mi	3/2.5	1,603 (0%)	5mo	$244,000	$152	94
375 Hendley Dr	0.05mi	3/2.5	1,603 (0%)	4mo	$244,500	$153	94
393 Hendley Dr	0.04mi	3/2.5	1,603 (0%)	5mo	$242,990	$152	94
311 Hendley Dr	0.12mi	3/2.5	1,601 (-0%)	5mo	$239,990	$150	90
401 Hendley Dr	0.03mi	3/2.5	1,664 (+4%)	3mo	$245,000	$147	89
397 Hendley Dr	0.03mi	3/2.5	1,664 (+4%)	4mo	$247,000	$148	88
315 Hendley Dr	0.12mi	3/2.5	1,664 (+4%)	2mo	$256,000	$154	86
392 Hendley Dr	0.02mi	3/2.5	1,784 (+11%)	2mo	$271,000	$152	78
372 Hendley Dr	0.04mi	3/2.5	1,784 (+11%)	2mo	$271,000	$152	77
351 Hendley Dr	0.08mi	3/2.5	1,784 (+11%)	5mo	$259,990	$146	74

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-40,933
• Equity at exit: $35,621

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-38,419
• Equity at exit: $20,656

Cash invested: $66,892 (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 →

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

Active competition Active MLS

• For sale now: 1 active · 13 under contract
• Months of supply: 0.4 mo (233%/mo absorbed)
• Median asking: $1 ($0/sqft)
• Median days on market: 184 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +28232713.0% above 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: 9.7×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,584/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-35

Break-even live

Break-even rent $2,090

Max offer price $233,783

Occupancy floor 97%

Sensitivity live

Price	-10% $130	-5% $47	+0% $-35	+5% $-118	+10% $-200
Rent	-10% $-197	-5% $-116	+0% $-35	+5% $45	+10% $126
Rate	-1.0pp $85	-0.5pp $25	base $-35	+0.5pp $-97	+1.0pp $-160

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: $59,725
• Closing costs: $7,167
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	113d	1	1.12mi

Property features AI

Finance

• Other: Address: 414 Hendley Dr, York, SC 29745Last updated May 21, 2026
• Financial info: List price $256,000

Exterior

• Parking: Detached or attached 1-car garage (1 total parking space)
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 1603

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (Wylie II plan)

Listing history 50 events

1. 2026-08-18
   days on market $238,900 Active 127 DOM
2. 2026-08-17
   pricedays on market $238,900 Active 126 DOM
3. 2026-08-16
   days on market $238,000 Active 125 DOM
4. 2026-08-15
   days on market $238,000 Active 124 DOM
5. 2026-08-15
   price $238,000 Active 123 DOM
6. 2026-08-14
   days on market $244,999 Active 123 DOM
7. 2026-08-13
   days on market $244,999 Active 122 DOM
8. 2026-08-12
   days on market $244,999 Active 121 DOM
9. 2026-08-11
   price $244,999 Active 120 DOM
10. 2026-08-11
    days on market $249,999 Active 120 DOM
11. 2026-08-10
    days on market $249,999 Active 119 DOM
12. 2026-08-09
    days on market $249,999 Active 118 DOM
13. 2026-08-08
    days on market $249,999 Active 117 DOM
14. 2026-08-06
    days on market $249,999 Active 115 DOM
15. 2026-08-05
    days on market $249,999 Active 114 DOM
16. 2026-08-04
    days on market $249,999 Active 113 DOM
17. 2026-08-03
    days on market $249,999 Active 112 DOM
18. 2026-07-31
    days on market $249,999 Active 109 DOM
19. 2026-07-30
    days on market $249,999 Active 108 DOM
20. 2026-07-30
    days on market $249,999 Active 107 DOM
21. 2026-07-28
    pricedays on market $249,999 Active 106 DOM
22. 2026-07-26
    days on market $255,500 Active 104 DOM
23. 2026-07-24
    days on market $255,500 Active 102 DOM
24. 2026-07-23
    days on market $255,500 Active 101 DOM
25. 2026-07-22
    days on market $255,500 Active 100 DOM
26. 2026-07-21
    days on market $255,500 Active 99 DOM
27. 2026-07-20
    days on market $255,500 Active 98 DOM
28. 2026-07-18
    days on market $255,500 Active 96 DOM
29. 2026-07-18
    days on market $255,500 Active 95 DOM
30. 2026-07-16
    days on market $255,500 Active 94 DOM
31. 2026-07-15
    days on market $255,500 Active 93 DOM
32. 2026-07-14
    days on market $255,500 Active 92 DOM
33. 2026-07-13
    days on market $255,500 Active 91 DOM
34. 2026-07-13
    days on market $255,500 Active 90 DOM
35. 2026-07-11
    days on market $255,500 Active 89 DOM
36. 2026-07-10
    days on market $255,500 Active 88 DOM
37. 2026-07-09
    pricedays on market $255,500 Active 87 DOM
38. 2026-07-07
    days on market $256,000 Active 85 DOM
39. 2026-07-06
    days on market $256,000 Active 84 DOM
40. 2026-07-05
    days on market $256,000 Active 83 DOM
41. 2026-07-03
    days on market $256,000 Active 81 DOM
42. 2026-07-02
    days on market $256,000 Active 80 DOM
43. 2026-07-01
    days on market $256,000 Active 79 DOM
44. 2026-06-30
    days on market $256,000 Active 78 DOM
45. 2026-06-29
    days on market $256,000 Active 77 DOM
46. 2026-06-28
    days on market $256,000 Active 76 DOM
47. 2026-06-27
    days on market $256,000 Active 75 DOM
48. 2026-06-26
    days on market $256,000 Active 74 DOM
49. 2026-06-24
    days on market $256,000 Active 72 DOM
50. 2026-06-22
    days on market $256,000 Active 70 DOM

ⓘ 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: $24,541
• − Mortgage interest: −$13,382
• − Property taxes: −$3,584
• − Insurance: −$1,194
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$6,950
• Taxable loss: −$4,495
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $655/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 · 2 photos

Excellent 100/100 None rehab

This new construction townhome is in pristine condition with no visible signs of wear or damage, making it move-in ready.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Jefferson Elementary F SC #315/597 Nat'l #21,438/41,679 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: Address: 414 Hendley Dr, York, SC 29745Last updated May 21, 2026
• Financial info: List price $256,000

Exterior

• Parking: Detached or attached 1-car garage (1 total parking space)
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 1603

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (Wylie II plan)