257 4th St · York, SC 29745

$234,549

3 bd · 2.5 ba · 1,688 sqft · Townhouse · 76 Days on market

Built 2026 Good condition 2-car garage $139/sqft · at area comps Est $241k · at est.

---

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 +14.4/30.0
• ARV discount +8.7/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +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 owner's suite, which features a spacious bedroom, en-suite bathroom and generous walk-in closet.

Key facts

• Breakfast nook
• Luxe owner's suite
• Open floorplan

Tags

• OPEN FLOORPLAN
• GREAT ROOM
• BREAKFAST NOOK
• CHEF-INSPIRED KITCHEN
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $48 ($582/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 $211k (9.9% below list).
• Recommended offer: $211k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% 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: 957 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 32% 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 76 days — a 6% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,315 (9.9% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 10% 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $241,166
• List price: $234,549
• Delta: -2.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Fourth St	0.00mi	3/2.5	1,680 (-0%)	3mo	$243,699	$145	97
616 Sparano Loop #154	0.19mi	3/2.5	1,680 (-0%)	0mo	$225,000	$134	90
650 Sparano Loop #162	0.19mi	3/2.5	1,680 (-0%)	0mo	$270,000	$161	90
712 Sparano Loop #175	0.19mi	3/2.5	1,661 (-2%)	0mo	$242,999	$146	88
720 Sparano Loop #177	0.19mi	3/2.5	1,661 (-2%)	0mo	$248,999	$150	88
724 Sparano Loop #178	0.19mi	3/2.5	1,657 (-2%)	0mo	$246,100	$149	88
651 Sparano Loop	0.18mi	3/2.5	1,661 (-2%)	2mo	$231,549	$139	87
631 Sparano Loop	0.17mi	3/2.5	1,657 (-2%)	3mo	$239,199	$144	87
669 Sparano Loop	0.27mi	3/2.5	1,661 (-2%)	2mo	$229,699	$138	83
684 Sparano Loop #169	0.27mi	3/2.5	1,661 (-2%)	2mo	$259,999	$157	83
696 Sparano Loop	0.27mi	3/2.5	1,657 (-2%)	3mo	$249,999	$151	82
673 Sparano Loop	0.27mi	3/2.5	1,657 (-2%)	3mo	$245,000	$148	82

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-34,888
• Equity at exit: $34,972

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-26,275
• Equity at exit: $20,280

Cash invested: $65,674 (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: 62 active · 30 under contract
• Months of supply: 13.8 mo (7%/mo absorbed)
• Median asking: $249,500 ($149/sqft)
• Median days on market: 30 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: -4.2% 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: 957
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,230
• Tax est. 1.5%: −$293 /mo · $3,518/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $48

Break-even live

Break-even rent $2,052

Max offer price $234,549

Occupancy floor 93%

Sensitivity live

Price	-10% $211	-5% $130	+0% $48	+5% $-33	+10% $-114
Rent	-10% $-118	-5% $-35	+0% $48	+5% $132	+10% $215
Rate	-1.0pp $167	-0.5pp $108	base $48	+0.5pp $-12	+1.0pp $-74

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: $58,637
• Closing costs: $7,036
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Pelling Dr York, SC	3.0	2.0	1344	$1,825	$1.36	10d	1	0.27mi
368 Pelling Dr York, SC	3.0	2.0	1344	$1,900	$1.41	32d	1	0.27mi
6 Wray St York, SC	3.0	2.0	1250	$2,000	$1.60	51d	1	0.58mi
220 Nottingham Dr York, SC	3.0	2.0	1220	$1,250	$1.02	10d	1	0.79mi
220 Nottingham Dr York, SC	3.0	2.0	1220	$1,250	$1.02	15d	1	0.79mi
985 Anchor Way York, SC	2.0	2.5	1264	$1,695	$1.34	43d	1	0.82mi
985 Anchor Way York, SC	2.0	2.5	1261	$1,695	$1.34	48d	1	0.82mi
495 Switch St York, SC	3.0	2.5	1928	$2,395	$1.24	134d	1	0.85mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,300	$1.61	164d	1	0.90mi
515 Trading Post Ln York, SC	3.0	2.5	1429	$2,470	$1.73	121d	1	0.90mi
719 Wagon Cross Ct York, SC	3.0	2.5	1429	$2,095	$1.47	10d	1	0.99mi
233 Lincoln Rd York, SC	3.0	2.0	1359	$1,950	$1.43	41d	1	1.01mi
53 Travora Cir York, SC	3.0	2.0	1156	$1,995	$1.73	158d	1	1.30mi
1010 Two Brothers Ln York, SC	4.0	2.5	2174	$2,400	$1.10	88d	1	1.43mi

Property features AI

Finance

• Financial info: List price $275,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (spec new construction, Titan plan)Active listing
• Construction: Built in 2026 (new construction)
• Exterior features: Address: 257 4th St, York, SC 29745

Interior

• Kitchen: Kitchen included (appliances not listed)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (approx. 1,688 finished area)New construction spec home (Plan: Titan)

Listing history 50 events

1. 2026-08-14
   days on market $234,549 Active 76 DOM
2. 2026-08-13
   days on market $234,549 Active 75 DOM
3. 2026-08-12
   days on market $234,549 Active 74 DOM
4. 2026-08-11
   price $234,549 Active 73 DOM
5. 2026-08-11
   days on market $239,549 Active 73 DOM
6. 2026-08-10
   days on market $239,549 Active 72 DOM
7. 2026-08-09
   days on market $239,549 Active 71 DOM
8. 2026-08-08
   days on market $239,549 Active 70 DOM
9. 2026-08-06
   days on market $239,549 Active 68 DOM
10. 2026-08-05
    days on market $239,549 Active 67 DOM
11. 2026-08-04
    days on market $239,549 Active 66 DOM
12. 2026-08-03
    days on market $239,549 Active 65 DOM
13. 2026-07-31
    days on market $239,549 Active 62 DOM
14. 2026-07-30
    days on market $239,549 Active 61 DOM
15. 2026-07-30
    days on market $239,549 Active 60 DOM
16. 2026-07-28
    pricedays on market $239,549 Active 59 DOM
17. 2026-07-26
    days on market $244,549 Active 57 DOM
18. 2026-07-24
    days on market $244,549 Active 55 DOM
19. 2026-07-23
    days on market $244,549 Active 54 DOM
20. 2026-07-22
    days on market $244,549 Active 53 DOM
21. 2026-07-21
    days on market $244,549 Active 52 DOM
22. 2026-07-20
    days on market $244,549 Active 51 DOM
23. 2026-07-18
    days on market $244,549 Active 49 DOM
24. 2026-07-18
    days on market $244,549 Active 48 DOM
25. 2026-07-16
    days on market $244,549 Active 47 DOM
26. 2026-07-15
    days on market $244,549 Active 46 DOM
27. 2026-07-14
    days on market $244,549 Active 45 DOM
28. 2026-07-13
    days on market $244,549 Active 44 DOM
29. 2026-07-13
    days on market $244,549 Active 43 DOM
30. 2026-07-11
    days on market $244,549 Active 42 DOM
31. 2026-07-10
    days on market $244,549 Active 41 DOM
32. 2026-07-09
    days on market $244,549 Active 40 DOM
33. 2026-07-07
    price $244,549 Active 38 DOM
34. 2026-07-07
    days on market $250,000 Active 38 DOM
35. 2026-07-06
    days on market $250,000 Active 37 DOM
36. 2026-07-05
    days on market $250,000 Active 36 DOM
37. 2026-07-03
    days on market $250,000 Active 34 DOM
38. 2026-07-02
    days on market $250,000 Active 33 DOM
39. 2026-07-01
    days on market $250,000 Active 32 DOM
40. 2026-06-30
    price $250,000 Active 31 DOM
41. 2026-06-30
    days on market $255,149 Active 31 DOM
42. 2026-06-29
    days on market $255,149 Active 30 DOM
43. 2026-06-28
    days on market $255,149 Active 29 DOM
44. 2026-06-27
    days on market $255,149 Active 28 DOM
45. 2026-06-26
    days on market $255,149 Active 27 DOM
46. 2026-06-24
    days on market $255,149 Active 25 DOM
47. 2026-06-22
    days on market $255,149 Active 23 DOM
48. 2026-06-21
    pricedays on market $255,149 Active 22 DOM
49. 2026-06-18
    days on market $259,000 Active 19 DOM
50. 2026-06-17
    days on market $259,000 Active 18 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: $25,358
• − Mortgage interest: −$13,138
• − Property taxes: −$3,518
• − Insurance: −$1,173
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$6,823
• Taxable loss: −$3,352
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $1,386/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 two-story townhome is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more appealing and energy-efficient. ↑

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

---

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%
• 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

Property features AI

Finance

• Financial info: List price $275,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (spec new construction, Titan plan)Active listing
• Construction: Built in 2026 (new construction)
• Exterior features: Address: 257 4th St, York, SC 29745

Interior

• Kitchen: Kitchen included (appliances not listed)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (approx. 1,688 finished area)New construction spec home (Plan: Titan)