3 College St · York, SC 29745

$200,000

3 bd · 2.0 ba · 2,411 sqft · SingleFamily public records · 43 Days on market

Built 1990 9,583 sqft lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• 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 MLS

In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Listed 43 days

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Attached garage for 2 cars; Gravel, shared/common driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Attached garage (listed under utilities as well)
• Home design: Two-story residence; Approximately 50+ years old; Crawl space foundation
• Construction: Hardboard siding exterior; Composition shingle roof
• Exterior features: Front porch; Screened porch; Level lot with some trees and sidewalks

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on second level with a sitting room; One bedroom on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Three full bathrooms; One full bathroom on the main level
• Heating & cooling: Electric heating; Central forced air cooling
• Interior features: Ceiling fans; One wood-burning fireplace
• Laundry & utility: Laundry on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools D-, crime F, amenities 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.
• Market conditions: 541 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 34% 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $90k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.11% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $407,459
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1424 Quiver Way	0.24mi	4/2.5 (+1)	2,133 (-12%)	1mo	$495,000	$232	62
12 Wright Ave	0.48mi	3/2.0	2,196 (-9%)	8mo	$397,700	$181	56
212 Wiley Ave	0.28mi	4/2.5 (+1)	2,578 (+7%)	17mo	$450,000	$175	55
16 Wright Ave	0.51mi	3/2.0	2,343 (-3%)	22mo	$395,000	$169	54
372 Court House Ave	0.24mi	4/2.5 (+1)	2,174 (-10%)	23mo	$352,500	$162	47
329 Court House Ave	0.24mi	4/2.5 (+1)	2,175 (-10%)	24mo	$368,000	$169	46
10 Wright Ave	0.47mi	3/2.0	2,152 (-11%)	24mo	$400,000	$186	40
5 Private St	0.57mi	4/3.0 (+1)	2,296 (-5%)	22mo	$250,000	$109	38
7 Burnett Dr	0.73mi	4/2.0 (+1)	2,050 (-15%)	18mo	$235,000	$115	21

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,459
• Equity at exit: $29,821

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $112
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$420 /mo · $5,042/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $201

Break-even live

Break-even rent $1,965

Max offer price $200,000

Occupancy floor 86%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 Brannon Meadows Dr York, SC	3.0	2.5	2265	$2,500	$1.10	22d	1	1.26mi

Listing history 26 events

1. 2026-06-18
   days on market $200,000 Active 43 DOM
2. 2026-06-17
   days on market $200,000 Active 42 DOM
3. 2026-06-16
   days on market $200,000 Active 41 DOM
4. 2026-06-15
   days on market $200,000 Active 40 DOM
5. 2026-06-13
   days on market $200,000 Active 38 DOM
6. 2026-06-09
   days on market $200,000 Active 34 DOM
7. 2026-06-08
   days on market $200,000 Active 33 DOM
8. 2026-06-07
   days on market $200,000 Active 32 DOM
9. 2026-06-04
   days on market $200,000 Active 29 DOM
10. 2026-06-03
    days on market $200,000 Active 28 DOM
11. 2026-06-02
    days on market $200,000 Active 27 DOM
12. 2026-06-01
    days on market $200,000 Active 26 DOM
13. 2026-05-31
    days on market $200,000 Active 25 DOM
14. 2026-05-15
    price $200,000
15. 2026-05-06
    listed $290,000 Active
16. 2025-04-29
    soldstatus $290,000
17. 2018-09-13
    soldstatus $127,000
18. 2018-09-12
    soldstatus $127,000 Closed 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

19. 2018-07-16
    historical Under Contract - Show 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

20. 2018-07-06
    price $127,000 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

21. 2018-07-02
    status Active 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

22. 2018-05-31
    historical Under Contract - Show 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

23. 2018-05-16
    status Active 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

24. 2018-04-16
    historical Under Contract - Show 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

25. 2018-04-04
    listed $139,900 Active 576-char remark

    Show marketing remark (576 chars)

    In the heart of downtown York, this beautiful historic home will have you falling in love at first sight! Southern charm and intricate details gleam throughout with gorgeous hardwoods, custom wood and copper cabinets in the kitchen, stained glass windows and even claw-foot bathtubs. Plenty of storage plus a big garage with extra storage above. Remarkable accents outside with crescent moon cutouts in the shutters and one of the last remaining historic lamp posts in York - only 1 of 2 that are still standing! Be the one to restore this home back to it's original glory!

26. 1989-11-30
    soldstatus $98,000

ⓘ 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: $5,042 · $420/mo
• Projected year-2 tax: $5,042 · $420/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $26,635
• − Mortgage interest: −$11,203
• − Property taxes: −$5,042
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$5,818
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,579/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

+104.1% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $200,000 Greater Greenville MLS
• 2026-05-06 Listed $290,000 Greater Greenville MLS
• 2025-04-29 Sold (Public Records) $290,000 Public Records
• 2018-09-13 Sold (Public Records) $127,000 Public Records
• 2018-09-12 Sold (MLS) $127,000 CANOPYMLS as Distributed by MLS Grid
• 2018-07-16 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-07-06 Price Changed $127,000 CANOPYMLS as Distributed by MLS Grid
• 2018-07-02 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2018-05-31 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-05-16 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2018-04-16 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-04-04 Listed $139,900 CANOPYMLS as Distributed by MLS Grid
• 1989-11-30 Sold (Public Records) $98,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $5,042 · +15.4% YoY. Source: county tax records.