334 Drawbar Dr · Clover, SC 29710

$265,000

3 bd · 2.5 ba · 1,704 sqft · Townhouse public records · 1 Days on market

Built 2024 Est $261k · at est. $200/mo HOA · 9% 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 +12.3/30.0
• ARV discount +6.8/15.0
• Schools +5.4/10.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Find your perfect retreat at 334 Drawbar Dr. This lovely townhome offers 3 spacious bedrooms, 2.5 baths, with hassle-free living and a private, fenced-in backyard. The heart of the home is the open-floor main level, designed for entertaining and daily life. You'll love the beautifully appointed kitchen, featuring soft-close cabinetry, sleek quartz countertops, and stainless steel appliances. The adjacent great room, illuminated by stylish pendant lights and a customizable dimmer, is the perfect spot to unwind. Landscaping services are also included in HOA for low maintenance living. Situated in the modern Penley Place neighborhood, you'll have local parks and dining right at your doorstep.

Key facts

• Adjacent great room
• Soft-close cabinetry
• $200 HOA

Tags

• PRIVATE FENCED-IN BACKYARD
• OPEN-FLOOR MAIN LEVEL
• SOFT-CLOSE CABINETRY
• SLEEK QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ADJACENT GREAT ROOM

Property features AI

Finance

• HOA & community: Mandatory HOA (Braesel Management); HOA fee $200 per month; Community playground; Sidewalks; Street lights

Exterior

• Parking: Attached garage with garage door opener (garage faces front); Driveway; 1 garage space; Main level garage
• Security: Security system; Smoke detector(s)
• Utilities: City water; Public sewer; Cable available; Electricity connected; Fiber optics; Underground power lines and utilities; Wired internet available; Network ready
• Home design: Residential townhouse; Site-built construction; Two levels; Entry level: 1
• Construction: Hardboard siding; Slab foundation
• Exterior features: Lawn maintenance; Back yard fencing; Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Self-cleaning oven; Microwave; Exhaust fan; Exhaust hood; Filtration system; ENERGY STAR qualified dishwasher; ENERGY STAR qualified light fixtures
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling; Heat pump cooling
• Interior features: Open floorplan; Breakfast bar; Pantry; Walk-in closet(s); Walk-in pantry; Insulated windows; Skylight(s); Insulated door(s); Screen door(s); Sliding doors; 7 total rooms; Kitchen and living room fireplaces; fireplace on porch
• Laundry & utility: Upper level laundry room; Washer hookup; Electric dryer hookup; ENERGY STAR qualified washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-50 ($-602/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (12.3% below list).
• Recommended offer: $232k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Clover — 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 70/100 on livability (#63 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, employment D, amenities F.
• York 02 (rural): math 61% / reading 63% proficiency, ranked #2 of 80 in SC (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 356 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,400 (12.3% 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. 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?
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: 0.88% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $260,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Drawbar Dr #98	0.03mi	3/2.5	1,762 (+3%)	0mo	$259,900	$148	93
321 Drawbar Dr #96	0.04mi	3/2.5	1,762 (+3%)	1mo	$259,900	$148	91
311 Drawbar Dr	0.06mi	3/2.5	1,762 (+3%)	1mo	$271,900	$154	91
397 Drawbar Dr #128	0.13mi	3/2.5	1,762 (+3%)	2mo	$249,900	$142	87
393 Drawbar Dr #126	0.12mi	3/2.5	1,762 (+3%)	3mo	$269,900	$153	86
420 Drawbar Dr #53	0.15mi	3/2.5	1,762 (+3%)	2mo	$249,900	$142	86
571 Station St #68	0.07mi	3/2.5	1,762 (+3%)	7mo	$267,900	$152	85
587 Station St #61	0.11mi	3/2.5	1,762 (+3%)	7mo	$274,900	$156	84
583 Station St #63	0.10mi	3/2.5	1,762 (+3%)	8mo	$274,900	$156	83
589 Station St #60	0.11mi	3/2.5	1,762 (+3%)	8mo	$270,000	$153	82
426 Drawbar Dr #50	0.15mi	3/2.5	1,762 (+3%)	6mo	$274,253	$156	82
622 Station St #48	0.18mi	3/2.5	1,762 (+3%)	10mo	$271,146	$154	78

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-50,923
• Equity at exit: $39,512

10-year hold

• IRR: -18.6%
• Equity multiple: 0.09×
• Total profit: $-67,270
• Equity at exit: $22,912

Cash invested: $74,200 (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 29710

• Rents YoY: 0.9%
• Active inventory: 356
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$110
• HOA: −$200
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-50

Break-even live

Break-even rent $2,388

Max offer price $256,137

Occupancy floor 97%

Sensitivity live

Price	-10% $100	-5% $25	+0% $-50	+5% $-125	+10% $-200
Rent	-10% $-234	-5% $-142	+0% $-50	+5% $42	+10% $133
Rate	-1.0pp $83	-0.5pp $17	base $-50	+0.5pp $-119	+1.0pp $-189

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Drawbar Dr Clover, SC	3.0	2.5	1704	$2,200	$1.29	18d	1	0.02mi
328 Drawbar Dr Clover, SC	3.0	2.5	1704	$2,200	$1.29	17d	1	0.02mi
6079 Shamrock Green Dr Clover, SC	3.0	2.5	2169	$2,295	$1.06	24d	1	0.14mi
6056 Shamrock Green Dr Clover, SC	3.0	2.5	1591	$2,300	$1.45	3d	1	0.18mi
316 Zion Church Rd Clover, SC	3.0	2.0	1500	$2,295	$1.53	2d	1	1.13mi
294 Zion Church Rd Clover, SC	3.0	2.0	1596	$2,295	$1.44	2d	1	1.17mi
142 Rockford Way Clover, SC	1.0–3.0	1.0–2.0	969	$1,702	$1.76	2d	1	1.49mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: landscaping

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $265,000 Coming Soon 1 DOM

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $27,888
• − Mortgage interest: −$14,844
• − Property taxes: −$2,232
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$2,400
• − Depreciation: −$7,709
• Taxable loss: −$5,085
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $618/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 02
• NCES district ID: 4503840
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 63% ▲ 3.00%
• Median HH income: $60,598
• Composite: 53.74/100
• National rank: #1421
• State rank: #2 of 80 in SC

Livability — Clover

• Score: 70/100
• State rank: #63
• US rank: #7672

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety D+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clover, SC
• County: York County · 281,758 people
• City population: 40,595
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 40,595
• Household income: $96,563
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 569.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -194.83%
• Current HPI: 252.3011
• Rent YoY: ▲ 0.88%
• 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

1 event — show timeline

• 2026-06-18 Coming Soon $265,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+426.1%/yr

Latest (2025): $2,232 · +2579.5% YoY. Source: county tax records.