1133 Saloon Dr · York, SC 29745

$350,000

5 bd · 3.0 ba · 2,368 sqft · Land · 83 Days on market

Built 2026 4,791 sqft lot $102/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Come tour 1133 Saloon Drive!! The Robie is one of our two-story plans featured at Fergus Crossing in York, SC. This home offers five bedrooms, three bathrooms, and a two-car garage. Upon entering the home, you’ll be greeted by a foyer which invites you in the center of the home. At the heart of the home is a spacious living room and dining room that blends with the kitchen, creating an airy feel. The chef’s kitchen is equipped with modern appliances, ample cabinet space, walk-in pantry, and breakfast bar, perfect for cooking and casual dining. Adjacent to the kitchen is a bedroom, providing privacy and comfort. The home features a primary suite, complete with a walk-in closet

Key facts

• En suite bathroom
• Walk-in closet
• Primary suite

Tags

• CHEF'S KITCHEN
• WALK-IN PANTRY
• BREAKFAST BAR
• PRIMARY SUITE
• WALK-IN CLOSET
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Living area listed as 2,368 total heated square feet; Additional 340 sq ft other area
• HOA & community: HOA present and mandatory; Quarterly HOA fee; Association fee is $307 quarterly

Exterior

• Parking: Two-car garage with garage door opener; Driveway; Main-level garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; Public sewer; Cable available; Fiber optic service available
• Home design: Single-family residence; Site-built construction; Two levels; Under construction / new construction
• Construction: Fiber cement exterior; Slab foundation; Builder: D.R. Horton; Model: Robie - J; Proposed completion: 2026-05-18
• Exterior features: Concrete road access; Road dedicated to public use pending acceptance; Community amenities include outdoor pool, cabana, playground, picnic area, game court, tennis courts, walking trails, sidewalks, street lights, and recreation area

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Walk-in pantry
• Bedrooms: Five bedrooms total — four upstairs and one on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms (two upstairs, one on the main level)
• Heating & cooling: Electric heating; Heat pump; Central air; Zoned cooling
• Interior features: Open floorplan; Garden tub; Walk-in pantry; Insulated windows; 11 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area located on the upper level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (30.0% below list).
• Recommended offer: $245k (30.0% below list) — sets the bar for 1% rule.

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: Hunter Street Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 405 students, 74% FRL); York Comprehensive High (math 39% / reading 82%, grade C+, #108 of 196 statewide, top 55%, 1,493 students, 68% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the York 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 541 active listings in the ZIP; solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).
• This rent runs 37% 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 83 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,159 (30.0% 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 83 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-77,157
• Equity at exit: $52,186

10-year hold

• IRR: -17.4%
• Equity multiple: 0.04×
• Total profit: $-93,682
• Equity at exit: $30,262

Cash invested: $98,000 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,452 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$146
• HOA: −$102
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-320

Break-even live

Break-even rent $2,857

Max offer price $293,476

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $102 · $1,224/yr

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-07
   price $350,000
3. 2026-03-17
   price $359,000
4. 2026-02-17
   listed $384,490 Active
5. 2025-07-02
   soldstatus $3,030,240

ⓘ 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: $2,081 · $173/mo
• Projected year-2 tax: $2,081 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,419
• − Mortgage interest: −$19,605
• − Property taxes: −$2,081
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$1,224
• − Depreciation: −$10,182
• Taxable loss: −$10,131
• Est. tax savings @ 24.0%: +$2,431
• After-tax cash flow: $-1,408/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

-88.4% since first listed

5 events — show timeline

• 2026-05-11 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $350,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $359,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-17 Listed $384,490 CANOPYMLS as Distributed by MLS Grid
• 2025-07-02 Sold (Public Records) $3,030,240 Public Records