South Carolina's investor assessment ratio (6% versus owner-occupied 4%) materially changes Fort Mill and Rock Hill math; North Carolina counties run their own millage and reappraisal cycles with growth-driven creep. Model the actual jurisdiction, post-purchase status.
Humid summers make crawlspace moisture the recurring Carolina cost: vapor barriers, dehumidification, and encapsulation as the capital answer. Budget the annual check and the eventual upgrade.
Builder deliveries cap rent growth in townhome-heavy submarkets: underwrite conservative growth, retention-first operations, and amenities parity (the new building has a gym; your tenant knows).
Banking-anchored employment, durable in-migration, and operationally workable codes both sides of the line. Boring, steady, investable.
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