1525 Kate Cecil Way · York, SC 29745

$309,000

4 bd · 2.5 ba · 2,135 sqft · SingleFamily · 137 Days on market

Built 2026 Excellent condition Garage $145/sqft · 8% below area Est $336k · 8% under

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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).

• ARV discount +11.2/15.0
• Cash flow +7.6/30.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1525 Kate Cecil Way, York, SC — a stunning new construction home built by M/I Homes. This thoughtfully designed home offers 2,135 square foot of well-planned living space, featuring 4 bedrooms, 2.5 bathrooms, and an owner's bedroom conveniently located on the upper level. Step inside to discover an inviting open-concept living space that seamlessly connects the main gathering areas, perfect for everyday living and entertaining. The quality of design throughout this home reflects careful attention to detail, from the layout of each room to the finishes selected by M/I Homes, a trusted and reputable builder.

Key facts

• Covered front porch
• Central loft
• Large center island

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• EXTENDED PATIO
• CENTRAL LOFT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $309k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-375 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (27.9% below list).
• Recommended offer: $223k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 4.0% in York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Jefferson Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 418 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: 837 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 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 $2k of loan paydown is wiped out by about $9k 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 137 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,875 (27.9% 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 137 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $336,490
• List price: $309,000
• Delta: -8.17%
• 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
1501 Kate Cecil Way	0.05mi	4/2.5	2,135 (0%)	2mo	$334,990	$157	96
1489 Kate Cecil Way	0.08mi	4/2.5	2,135 (0%)	3mo	$329,990	$155	94
1550 Kate Cecil Way	0.06mi	3/2.5 (-1)	2,125 (-0%)	0mo	$344,990	$162	91
1469 Kate Cecil Way	0.12mi	4/2.5	2,135 (0%)	7mo	$317,990	$149	89
1508 Kate Cecil Way	0.05mi	3/2.5 (-1)	1,988 (-7%)	7mo	$327,990	$165	76
1536 Kate Cecil Way	0.04mi	4/3.0	2,421 (+13%)	2mo	$385,000	$159	72
1452 Kate Cecil Way	0.14mi	3/2.5 (-1)	1,980 (-7%)	6mo	$359,990	$182	72
1494 Kate Cecil Way	0.07mi	3/2.5 (-1)	1,947 (-9%)	7mo	$349,990	$180	71
1518 Kate Cecil Way	0.04mi	3/2.5 (-1)	1,884 (-12%)	4mo	$337,990	$179	70
1481 Kate Cecil Way	0.09mi	4/3.5	2,399 (+12%)	3mo	$341,990	$143	68
1505 Kate Cecil Way	0.04mi	3/2.5 (-1)	1,835 (-14%)	2mo	$324,000	$177	68
1477 Kate Cecil Way	0.10mi	3/2.5 (-1)	1,835 (-14%)	4mo	$317,990	$173	64

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-73,904
• Equity at exit: $46,073

10-year hold

• IRR: -21.1%
• Equity multiple: -0.10×
• Total profit: $-94,948
• Equity at exit: $26,717

Cash invested: $86,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 14 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $340,990 ($166/sqft)
• Median days on market: 111 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -5.1% 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: 837
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-375

Break-even live

Break-even rent $2,703

Max offer price $254,778

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-268	+0% $-375	+5% $-481	+10% $-588
Rent	-10% $-551	-5% $-463	+0% $-375	+5% $-287	+10% $-199
Rate	-1.0pp $-219	-0.5pp $-296	base $-375	+0.5pp $-455	+1.0pp $-536

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: $77,250
• Closing costs: $9,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $342,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family residenceAddress: 1525 Kate Cecil Way, York, SC 29745
• Exterior features: Living area approximately 2135

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec home (Radford plan)Active listing

Listing history 50 events

1. 2026-08-28
   days on market $309,000 Active 137 DOM
2. 2026-08-27
   days on market $309,000 Active 136 DOM
3. 2026-08-26
   days on market $309,000 Active 135 DOM
4. 2026-08-25
   days on market $309,000 Active 134 DOM
5. 2026-08-24
   days on market $309,000 Active 133 DOM
6. 2026-08-23
   days on market $309,000 Active 132 DOM
7. 2026-08-22
   days on market $309,000 Active 131 DOM
8. 2026-08-21
   days on market $309,000 Active 130 DOM
9. 2026-08-20
   days on market $309,000 Active 129 DOM
10. 2026-08-19
    days on market $309,000 Active 128 DOM
11. 2026-08-18
    days on market $309,000 Active 127 DOM
12. 2026-08-17
    days on market $309,000 Active 126 DOM
13. 2026-08-16
    days on market $309,000 Active 125 DOM
14. 2026-08-15
    days on market $309,000 Active 124 DOM
15. 2026-08-15
    price $309,000 Active 123 DOM
16. 2026-08-14
    days on market $335,000 Active 123 DOM
17. 2026-08-13
    days on market $335,000 Active 122 DOM
18. 2026-08-12
    days on market $335,000 Active 121 DOM
19. 2026-08-11
    days on market $335,000 Active 120 DOM
20. 2026-08-10
    days on market $335,000 Active 119 DOM
21. 2026-08-09
    days on market $335,000 Active 118 DOM
22. 2026-08-08
    pricedays on market $335,000 Active 117 DOM
23. 2026-08-06
    days on market $342,990 Active 115 DOM
24. 2026-08-05
    days on market $342,990 Active 114 DOM
25. 2026-08-04
    days on market $342,990 Active 113 DOM
26. 2026-08-03
    days on market $342,990 Active 112 DOM
27. 2026-07-31
    days on market $342,990 Active 109 DOM
28. 2026-07-30
    days on market $342,990 Active 108 DOM
29. 2026-07-30
    days on market $342,990 Active 107 DOM
30. 2026-07-28
    days on market $342,990 Active 106 DOM
31. 2026-07-26
    days on market $342,990 Active 104 DOM
32. 2026-07-24
    days on market $342,990 Active 102 DOM
33. 2026-07-23
    days on market $342,990 Active 101 DOM
34. 2026-07-22
    days on market $342,990 Active 100 DOM
35. 2026-07-21
    days on market $342,990 Active 99 DOM
36. 2026-07-20
    days on market $342,990 Active 98 DOM
37. 2026-07-18
    days on market $342,990 Active 96 DOM
38. 2026-07-18
    days on market $342,990 Active 95 DOM
39. 2026-07-16
    days on market $342,990 Active 94 DOM
40. 2026-07-15
    days on market $342,990 Active 93 DOM
41. 2026-07-14
    days on market $342,990 Active 92 DOM
42. 2026-07-13
    days on market $342,990 Active 91 DOM
43. 2026-07-13
    days on market $342,990 Active 90 DOM
44. 2026-07-11
    days on market $342,990 Active 89 DOM
45. 2026-07-10
    days on market $342,990 Active 88 DOM
46. 2026-07-09
    days on market $342,990 Active 87 DOM
47. 2026-07-07
    days on market $342,990 Active 85 DOM
48. 2026-07-06
    days on market $342,990 Active 84 DOM
49. 2026-07-05
    days on market $342,990 Active 83 DOM
50. 2026-07-03
    days on market $342,990 Active 81 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: $26,745
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$8,989
• Taxable loss: −$10,012
• Est. tax savings @ 24.0%: +$2,403
• After-tax cash flow: $-2,094/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 · 7 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for an investor to add value through minor updates and improvements.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves functionality and adds value ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances curb appeal ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Jefferson Elementary F SC #315/597 Nat'l #21,438/41,679 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

• 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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $342,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family residenceAddress: 1525 Kate Cecil Way, York, SC 29745
• Exterior features: Living area approximately 2135

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec home (Radford plan)Active listing