6027 Campbell Rd · Lake Wylie, SC 29745

$259,000

2 bd · 2.5 ba · 2,400 sqft · Land · 156 Days on market

Built 2025 2.50 ac lot ↓ 14% since listing

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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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to finish your dream home on a private 2.5-acre parcel in Clover School District! Items already completed include, exterior walls, roof, concrete slab, well, rough plumbing and the electric is ran from the street to a post at the side of the home. The interior is an open canvas for the buyer to finish: wiring, insulation, HVAC, drywall, flooring and fixtures can be compeleted to personal taste and budget. The spacious open floor plan features a split floorplan with a double door covered entry with a fenced front and backyard. Currently the home is set up as two bedrooms with the pimary bedroom having seperate bathroom suites, one of these could easily be converted to a thir

Key facts

• 2.5 acre lot
• Built 2025
• Listed 156 days

Tags

• PRIVATE 2.5-ACRE PARCEL
• DOUBLE DOOR COVERED ENTRY

Property features AI

Finance

• Other: Property zoned RUD; Roads are publicly maintained and are gravel and paved; Lot reported as 2.5 acres
• Financial info:
• HOA & community: No HOA

Exterior

• Parking: Driveway access; No main-level garage
• Security:
• Utilities: Well water; No sewer service listed; No other utilities listed
• Home design: Single-family residential home; Site-built construction; New construction (proposed); One level
• Construction: Slab foundation; Construction materials listed as N/A
• Exterior features: Front yard fencing; Fenced yard

Interior

• Kitchen:
• Bedrooms: Two bedrooms on the main level
• Flooring:
• Bathrooms: Two full bathrooms and one half bath (all on the main level)
• Heating & cooling: No heating; No cooling
• Interior features: One main-level room count (1); No built-in appliances listed
• Laundry & utility: Laundry described as 'Other - See Remarks'

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath land listed at $259k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (32.2% below list).
• Recommended offer: $176k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.5% in Lake Wylie — 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 68/100 on livability (#85 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D, amenities F, commute 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.
• Zoned schools: Clover High (math 86% / reading 94%, grade A+, #4 of 196 statewide, top 2%, 2,685 students, 35% FRL).
• Zoned-school proficiency averages 90% at this address vs 62% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the York 02 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).

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

• It's been on market 156 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,662 (32.2% 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 156 days. Have you received any prior offers? Is the seller open to a 32% 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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 12.3

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-61,781
• Equity at exit: $38,618

10-year hold

• IRR: -21.1%
• Equity multiple: -0.09×
• Total profit: $-79,392
• Equity at exit: $22,394

Cash invested: $72,520 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$232 /mo · $2,786/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-311

Break-even live

Break-even rent $2,150

Max offer price $204,130

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-04-12
   price $259,000
3. 2026-03-18
   price $265,000
4. 2026-02-04
   price $285,000
5. 2025-12-02
   listed $300,000 Active

ⓘ 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: $2,786 · $232/mo
• Projected year-2 tax: $2,786 · $232/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: $21,079
• − Mortgage interest: −$14,508
• − Property taxes: −$2,786
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$7,535
• Taxable loss: −$8,417
• Est. tax savings @ 24.0%: +$2,020
• After-tax cash flow: $-1,707/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 — Lake Wylie

• Score: 68/100
• State rank: #85
• US rank: #9884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 281,758 people
• 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

-13.7% since first listed

5 events — show timeline

• 2026-05-07 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $259,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $265,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-02 Listed $300,000 CANOPYMLS as Distributed by MLS Grid