# Buyer Due-Diligence Research Package
## 1301 Rainbow Cir, Catawba, SC 29704

**Prepared:** October 21, 2026
**Prepared for:** Prospective buyer inquiry — Landscouties listing
**List price:** $39,499 (advertised as reduced from $58,000) · **MLS #:** 4426734 · **Listed by:** Kristen Fesnak, Landscouties (brokered by 10X Real Estate & Investments)

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## Property Snapshot

| Item | Record |
|---|---|
| Address | 1301 Rainbow Cir, Catawba, SC 29704 (county situs: "1301 RAINBOW CIR") |
| Parcel / TMS | **6910102002** (the flyer does not print a parcel ID — this is it) |
| Owner of record | **Shaun H. Clark** (county record: "CLARK SHAUN H"; mailing: 149 Crystal View Dr, York, SC 29745) |
| Legal description | **Lot 50, Rainbow Subdivision, Phase 1** (county legal: "LOT 50 RAINBOW CIRCLE") |
| Recorded plat | **Plat Book 40, Page 28**, York County |
| Current vesting deed | Deed Book **22331**, Page **69**; county records show a sale **12/29/2025** at **$4,000**; previous owner of record: Carolyn Torman |
| Acreage (of record) | **0.2453 acre deeded** (county assessor); county GIS polygon measures **0.25 acre** — the flyer's 0.25 acre is supported |
| Dimensions (county GIS) | Four sides measuring ≈ **90 ft / 100 ft / 128 ft / 107 ft**; Rainbow Cir frontage ≈ **100 ft** (mapping measurements, not a survey — the recorded plat controls) |
| Jurisdiction | **Unincorporated York County** (Catawba is an unincorporated community; no municipal tax district applies) |
| Property class | **Vacant residential land** (county land-use code "RV — Residential Vacant"); no structure on the lot |
| County appraised value | **$45,000** (land $45,000; improvements $0); assessed value **$2,700** (6% assessment ratio) |
| Zoning (current) | **RSF-40 — Residential Single-Family 40** (York County GIS zoning layer). **The flyer's "RC-I" is outdated — see Section 3, the most important section of this package** |
| Tax districts | Fire tax district "LS-I"; school district 3 (Rock Hill); no municipal district |

**How to read this package:** Every finding is labeled **VERIFIED** (the public record itself was read, with the source named) or **NOT FOUND / GAP** (the record could not be located online; the exact step and party who can close the gap is given).

**Headline findings:**
1. **Zoning:** The flyer's "RC-I" district no longer exists — York County replaced its zoning code in 2022. The lot is now **RSF-40**, a large-lot district with a **40,000 sq ft minimum lot size** for new lots. This 0.2453-acre lot is a **legal nonconforming lot of record**, and the code (§155.1162) allows it to be used for the district's permitted uses — but a buyer should get the county's written zoning confirmation before closing (Section 3).
2. **Manufactured homes are NOT a permitted use in RSF-40** under the current code (Use Table 155.271-1). Site-built single-family homes are permitted by right (Section 3).
3. **Water/sewer/electric:** The lot sits in the **City of Rock Hill water service area** (flyer's "Public Water" checks out at the district level; the tap at the lot line itself is unconfirmed). **No public sewer district covers the lot** — septic is required, as the flyer states. Electric territory is **Duke Energy** (Section 5).
4. **Road:** Rainbow Cir at this lot is a **public, SCDOT-maintained** state secondary route (S-46-1232) — the flyer's "Paved Public Road" is supported (Section 4).
5. **Flood:** No FEMA flood-hazard area or floodway touches the lot on the county's DFIRM mapping, and no mapped wetland touches it (Section 7).

---

## 1. Parcel, Ownership & Legal Description

- **VERIFIED — York County Assessor/GIS parcel record (TMS 6910102002):** Owner of record **Shaun H. Clark**, mailing address 149 Crystal View Dr, York, SC 29745. Legal description "LOT 50 RAINBOW CIRCLE," subdivision **Rainbow Subdivision, Phase 1**, recorded at **Plat Book 40, Page 28**. Land use "Residential Vacant"; the county shows **no building** on the parcel.
- **VERIFIED — Most recent transfer:** The county parcel record shows the vesting deed at **Deed Book 22331, Page 69**, with a sale date of **12/29/2025** and a recorded sale price of **$4,000**; the previous owner of record was **Carolyn Torman**. The deed's type (warranty, quitclaim, tax deed, etc.) and the nature of that transaction are **not** shown in the online index fields — the buyer should be aware the current owner acquired the lot recently and at a price far below both the county's $45,000 appraised value and the $39,499 list price, and should ask the seller about it. This package offers no explanation for the figure; the deed itself answers it.
- **NOT FOUND / GAP — Full chain of title, liens, and easements of record:** York County records deeds and plats with the **Clerk of Court** (per S.C. Code §30-5-10, York County has no standalone Register of Deeds office). Deed images sit behind the state's **sclandrecords.com** index and the Clerk's records; they could not be read in full online during this research. **Next step:** the buyer's closing attorney's title examination is the step that closes title, liens, and easements. Public index: **sclandrecords.com**; **York County Clerk of Court, 6 S Congress St / PO Box 649, York, SC 29745, (803) 684-8510**. The York County **GIS Online Search → Parcel Information** page for TMS 6910102002 also links the parcel's Deed Book/Page and Plat Book/Page.
- **VERIFIED — Jurisdiction:** No municipal tax district applies to the parcel, and the county street record for Rainbow Cir shows no incorporated municipality — the lot is in **unincorporated York County**. County (not city) building permits, zoning, and SCDES septic rules govern.

## 2. Acreage, Dimensions & Survey

- **VERIFIED — Acreage:** County assessor deeded acreage **0.2453 acre** (≈ 10,686 sq ft); county GIS polygon **0.25 acre**. The flyer's **0.25 acre is supported** by both records.
- **VERIFIED — Shape/frontage (county GIS polygon measurement):** An irregular four-sided lot; sides measure approximately **90 ft, 100 ft, 128 ft, and 107 ft**, with roughly **100 ft of frontage on Rainbow Cir** along its southwest side. GIS measurements are mapping-grade only.
- **VERIFIED — A recorded plat exists:** **Plat Book 40, Page 28** (Rainbow Subdivision, Phase 1). The plat — not any online map — is the authoritative source for Lot 50's dimensions, bearings, and any easements or notes shown on its face. **Next step:** obtain the plat from the **Clerk of Court** (above) or through the title exam.
- **NOT FOUND / GAP — No lot-specific survey:** No boundary survey of Lot 50 was found in any public record (York County does not provide surveys). A buyer who needs certified boundaries, or whose lender/builder requires them, should order a survey from a South Carolina-licensed land surveyor.
- **Photo observation (from the listing's own aerial/property photos):** The lot is **heavily wooded**; clearing and grading for a building pad, driveway, and septic field will be part of any build budget. Conditions on the ground should be confirmed by a site visit.

## 3. Zoning — READ CAREFULLY: the Flyer's "RC-I" Is Outdated

### The district on the current zoning map is RSF-40, not RC-I
- **VERIFIED — York County GIS, Zoning layer:** This parcel is zoned **RSF-40 (Residential Single-Family 40)**. No zoning overlay district touches the parcel, and the lot lies **outside** the county's Urban Services Boundary; the 2035 Future Land Use designation is **Rural Residential**.
- **VERIFIED — Why the flyer says RC-I:** "RC-I" was a district under York County's **former** zoning code. The county's current Zoning Code (Chapter 155) was enacted by ordinance passed **February 21, 2022** (Chapter 155 editor's note, York County Code of Ordinances), which replaced the old district names. **There is no RC-I district in the current code.** The flyer's zoning label should be corrected to **RSF-40**, and all zoning analysis below uses the current code.

### What RSF-40 allows (York County Code of Ordinances, Ch. 155, current through 2026 Supp. 49)
- **VERIFIED — Purpose (§155.030):** RSF-40 *"accommodates detached single-family residential uses and compatible institutional and non-residential land uses on lots generally with a minimum area of 40,000 square feet"* and *"is designed to preserve and protect the character of existing large-lot residential subdivisions."*
- **VERIFIED — Site-built homes: PERMITTED.** Use Table 155.271-1 lists **Single-Family Detached Dwellings as "P" (permitted by right)** in RSF-40.
- **VERIFIED — Manufactured homes: NOT PERMITTED in RSF-40.** In Use Table 155.271-1, the **Manufactured Homes** row (governed by Subpart 3.20, §§155.450–155.453) shows a **blank cell** for RSF-40. Under §155.270, Table 155.270-1, a blank cell means **"Prohibited Use — uses identified by a blank cell are not allowed in that particular zoning district."** Manufactured homes are a conditional use only in the AGC, RUD, and RSF-30 districts. Relatedly, §155.450(B) bars placing any manufactured home **built before June 15, 1976** anywhere in York County. **A buyer whose plan is a manufactured home should not rely on this lot** — and would not have been able to rely on the flyer's "RC-I" label either without checking the current code.
- **VERIFIED — Modular homes:** State-labeled modular homes (S.C. Code §23-43-130, Modular Buildings Program) are regulated as site-built construction in South Carolina and are not the "manufactured homes" addressed above; confirm the specific unit's state label with York County Planning & Development Services at permitting.
- **VERIFIED — Minimum lot size (§155.056, Table 155.056-1):** For a single-family detached dwelling in RSF-40, the minimum lot size is **40,000 sq ft**. **This lot is ≈ 10,686 sq ft** — far below the minimum for creating a *new* lot. That does **not** make the lot unusable: it is a platted lot of record (Section 3, next heading).

### This lot is a nonconforming lot of record — the code expressly allows its use
- **VERIFIED — §155.1160 (Applicability):** The nonconforming-lots rules *"apply to lots having less area, width, or depth than required by Subchapter B: Zoning Districts for the district in which the lot is located."* Lot 50 (platted at Plat Book 40, Page 28, long before the current standards) is such a lot.
- **VERIFIED — §155.1162 (Use of Nonconforming Lots):** *"A nonconforming lot may be used for any use allowed by Subchapter C: Use Regulations for the zoning district in which the nonconforming lot is located…"* — i.e., a permitted use (a site-built single-family home) may be built on this lot despite its size.
- **VERIFIED — §155.1163 (Setback Reduction):** The Zoning Administrator *"may reduce [the] minimum front, side, and rear setbacks… by up to 40%"* where the applicant shows the reduction *"is necessary to accommodate a reasonable structure on the lot."*
- **VERIFIED — Dimensional standards that otherwise apply (§§155.057–155.058):** Minimum lot width on a minor road: **100 ft** (the lot's GIS-measured frontage is ≈ 100 ft). Setbacks for RSF-40: **front 25 ft** on a minor road (50 ft on a major road), **side 10 ft**, **rear 25 ft**; maximum height **50 ft**.
- **GAP / Next step — get it in writing:** The code text above supports building a site-built home on Lot 50, but this package is not a zoning determination. Before closing, obtain a **zoning verification letter / zoning compliance confirmation for TMS 6910102002 from York County Planning & Development Services** confirming (a) RSF-40 zoning, (b) the lot's status as a legal lot of record usable for one single-family detached dwelling, and (c) the setbacks that will be applied. That letter is also what most lenders and builders will ask for.

## 4. Road Access & Maintenance

- **VERIFIED — York County GIS, Street Centerlines:** The Rainbow Cir segment fronting this lot (address range 1261–1399, which includes 1301) is recorded with owner **"SDOT" (SCDOT)** and route number **1232** — a **state secondary route (S-46-1232)**, functional class "local." It is a **public road maintained by the South Carolina Department of Transportation**, not a private road.
- **VERIFIED — Not county-maintained:** The segment does **not** appear in York County's County-Maintained Road Inventory, consistent with state maintenance.
- **VERIFIED — Flyer check:** The flyer's **"Paved Public Road"** is supported: the road is a public, state-maintained route, and the listing's own street-view photo shows an asphalt-paved road. Frontage is direct on Rainbow Cir (Section 2) — no access easement is needed to reach this lot.
- **NOT FOUND / GAP — Easements crossing the lot:** Utility or drainage easements, if any exist, would appear on the recorded plat (PB 40, p. 28) or in the deed chain at the Clerk of Court — neither could be read in full online (Section 1). The title examination and the plat close this item.

## 5. Utilities & Tap Fees

### Water — PUBLIC, City of Rock Hill service area (flyer supported at the district level)
- **VERIFIED — York County GIS, County Water & Sewer Service Area Boundary layer:** This parcel lies inside the **"ROCK HILL WATER SVC."** service area — water provider: **City of Rock Hill Utilities**. It is the only water/sewer district polygon covering the parcel or its surroundings.
- **CAUTION — Lot-level availability not confirmed in public records:** The county's utility **as-built** layer shows **no utility project or as-built availability record at or near this lot**, and district membership alone does not prove a water main or tap exists at the lot line. Treat "public water" as **service-area verified, lot-level unconfirmed** until the utility confirms it.
- **Next step (who closes it):** **City of Rock Hill Utilities, new service / taps: (803) 329-5500** — confirm (a) the nearest water main to 1301 Rainbow Cir and whether a tap is available, and (b) the total tap + capacity + inspection fees, which the utility quotes at application.

### Sewer — NONE; septic required (flyer supported)
- **VERIFIED:** No public **sewer** service-area polygon covers this parcel or the surrounding area in the county's service-area layer (only the Rock Hill *water* area applies). There is no public sewer to connect to; **an SCDES-approved septic system is required**, exactly as the flyer's "Septic Needed" states. See Section 6.

### Electric — Duke Energy
- **VERIFIED — York County GIS, Electric Service Areas layer:** This parcel is in **Duke Energy** service territory. New-service/extension quotes come from Duke Energy's new-service process; whether an existing pole/drop serves the lot line is a field/utility confirmation, not a public record.

### Tap fees PAID — NO PUBLIC RECORD EXISTS
- **GAP (seller/utility question):** Tap and capacity-fee payments are utility account records, **not land records** — nothing in the county deed, tax, or assessor records shows any tap ever purchased for this vacant lot. **Seller to confirm** in writing whether any water tap/capacity fees have been prepaid; Rock Hill Utilities can confirm against the address/TMS at application.

## 6. Septic & Soils

- **NOT FOUND / GAP — No septic permit or evaluation on public record:** The lot is vacant land with no structure in the county record, and SC onsite-wastewater (septic) permits are held by **SCDES** (formerly SC DHEC) with no online parcel lookup. **Exact next step for the buyer:** apply for a site evaluation through SCDES — **Application Form D-1740 via the SCDES ePermitting portal, $150 application fee**, with a copy of the deed/plat; an inspector evaluates the site and, if approved, issues a Permit to Construct (des.sc.gov → Septic Tanks – Residential). No public sewer is accessible to this lot (Section 5), so the usual "sewer accessible" bar to a septic permit does not appear to apply — SCDES makes the final call.
- **NOT FOUND / GAP — Soil map unit not retrieved:** The USDA soil survey data service did not return the parcel's map unit during this research session, so **no soils claim is made in this package** — neither favorable nor unfavorable. **Next step:** pull the lot on **USDA Web Soil Survey** (websoilsurvey.nrcs.usda.gov) by address/coordinates (approx. **34.87613, −80.93751**) for the mapped soil unit and its septic-absorption rating, and treat the **SCDES site evaluation as the controlling determination** of septic feasibility and system type (conventional vs. engineered). A buyer should make any offer contingent on a satisfactory SCDES evaluation.

## 7. Parcel, Assessment & Taxes

- **VERIFIED — York County Assessor (via county GIS parcel record):** Owner CLARK SHAUN H; land use "RV — Residential Vacant"; appraised land value **$45,000** (total $45,000, no improvements); taxable value $45,000; **assessed value $2,700**, which is the **6%** assessment ratio (the ratio applied to non-primary-residence real property in SC — a buyer who builds and occupies the home as a primary residence may apply to the Assessor for the 4% legal-residence ratio; the Assessor confirms eligibility). Tax districts: fire district "LS-I," school district **3 (Rock Hill Schools)**, no municipal district — county taxes only.
- **NOT FOUND / GAP — Current tax bill amount and paid status:** The actual billed amount for the current tax year and whether it is paid are held by the **York County Treasurer**, whose **Online Tax Search** (search by TMS **6910102002**) is the source; the figure could not be pulled from the assessor data used here. **Next step:** verify the current bill and paid status in the Treasurer's search before closing; the seller should bring taxes current through closing per the contract, and the closing attorney will confirm the payoff figure with the Treasurer. Note the county's appraised value ($45,000) is a tax figure only — it is not an appraisal of market value.

## 8. Flood, Wetlands & Drainage

- **VERIFIED — Flood:** In York County's FEMA DFIRM-based **Flood Hazard Zone Areas** layer and **Floodway** layer, **no flood-hazard polygon and no floodway touches this parcel** — the lot is **not in a Special Flood Hazard Area (Zones A/AE)**. The parcel's FIRM panel is **45091C0339E** (York County DFIRM Panel layer). **Confirmatory next step:** pull the free FIRMette for the address at the **FEMA Map Service Center (msc.fema.gov)** to cite the panel/zone in the closing file, and check for any **preliminary/revised FIRM** for York County, which FEMA has had in progress — preliminary maps do not change the current effective determination but preview possible future changes.
- **VERIFIED — Wetlands (NWI):** In the National Wetlands Inventory layer hosted by York County GIS, **no mapped wetland polygon touches this parcel**.
- **VERIFIED — Drainage context (USGS NHD via county GIS):** No stream is mapped on or through the lot. The nearest named streams are **Ferry Branch (≈ 0.6 mi)** and **Sixmile Creek (≈ 0.7 mi)**, straight-line GIS measurements. On-lot drainage and any unmapped wet areas are a site-visit / survey observation, not a records item.

## 9. HOA, CCRs & Deed Restrictions

- **NOT FOUND — No HOA found in any public record searched:** The county parcel and subdivision records identify the **Rainbow Subdivision, Phase 1**, but no homeowners' association, dues obligation, or CCR regime appears in the county records available online, and no separate restrictions document was located. The flyer's **"No HOA"** is **consistent with the records searched but cannot be independently confirmed online** — recorded covenants, if any were ever imposed on Lot 50, would be in the **recorded plat (PB 40, p. 28)** or the **deed chain** at the Clerk of Court.
- **GAP / Next step:** The buyer's closing attorney's **title examination** closes this item. Note that even with no HOA/CCRs, the county zoning code (Section 3) controls what may be built — including the prohibition on manufactured homes in RSF-40.

## 10. Flyer Claims — Scorecard

| Flyer claim | What the records show | Status |
|---|---|---|
| Zoning: **RC-I** | District was abolished in the county's 2022 code rewrite; current zoning is **RSF-40** — with a 40,000 sq ft new-lot minimum (this lot is a usable nonconforming lot of record) and **no manufactured homes allowed** | ⚠️ **CONTRADICTED — correct the flyer** |
| **0.25 acres** | Deeded 0.2453 ac; GIS 0.25 ac | ✅ Supported |
| **Public Water** | Parcel is in the City of Rock Hill water service area; main/tap at the lot line unconfirmed | ✅ Supported at district level — confirm tap |
| **Septic Needed** | No public sewer district covers the lot | ✅ Supported |
| **Paved Public Road** | Rainbow Cir is SCDOT-maintained state secondary route S-46-1232; listing photo shows asphalt | ✅ Supported |
| **No HOA** | No HOA found in records searched; CCRs (if any) live in the plat/deed chain | ◐ Consistent — confirm via title exam |
| **Price reduced from $58,000 → $39,499** | No public record of MLS pricing history was available; county appraised (tax) value is $45,000; county records show the seller acquired the lot 12/29/2025 for $4,000 | ◐ Not verifiable from public records |
| **"Minutes to Rock Hill" / "Near Catawba River" / "Close to Landsford Canal State Park"** | General area marketing claims; drive times and distances were not measured in public records. GIS drainage context: nearest mapped named streams are Ferry Branch ≈ 0.6 mi and Sixmile Creek ≈ 0.7 mi | ◐ Not verified |

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## Open Items / Gaps Summary — Who Closes Each

| # | Item | Status | Closed by |
|---|---|---|---|
| 1 | Zoning confirmation for the build (RSF-40; lot-of-record status; applicable setbacks) | Code text supports a site-built home on the lot; county letter not yet obtained | Buyer — zoning verification letter, York County Planning & Development Services (TMS 6910102002) |
| 2 | Manufactured-home plans | **Not permitted in RSF-40** under current code (Use Table 155.271-1; §155.270) | Closed — do not rely on this lot for a manufactured home |
| 3 | Full title chain, liens, easements of record | Online index shows current deed (DB 22331, p. 69) only | Buyer's closing attorney (title exam); Clerk of Court records / sclandrecords.com |
| 4 | Recorded plat (Lot 50 dimensions, easements, notes) | Plat exists — PB 40, p. 28 — but was not read in full online | Clerk of Court copy or title exam |
| 5 | Boundary survey | None of record for the lot | Buyer (new survey) or seller provides |
| 6 | Water main/tap physically at the lot; tap & capacity fees | Service area verified (Rock Hill); lot-level unconfirmed; fees quoted at application | City of Rock Hill Utilities, (803) 329-5500 |
| 7 | Any prepaid water tap/capacity fees | No public record exists | Seller (written) + utility confirmation |
| 8 | Septic feasibility & system type | No permit/evaluation on record; soils unit not retrieved | Buyer via SCDES Form D-1740 evaluation ($150); USDA Web Soil Survey for background |
| 9 | CCRs / deed restrictions (if any) | None found online; would sit in plat/deed chain | Closing attorney (title exam) |
| 10 | Current-year tax bill amount & paid status | Assessor values verified; bill held by Treasurer | York County Treasurer Online Tax Search (TMS 6910102002) |
| 11 | FEMA panel/zone verbatim check incl. preliminary FIRM | County DFIRM layers show no SFHA on the lot; panel 45091C0339E | Buyer/agent via FEMA Map Service Center FIRMette |

## Sources

- York County GIS / Assessor hosted services (services1.arcgis.com, org "York County SC GIS Online"), queried October 21, 2026: Parcels (TMS 6910102002 full record incl. owner, deed/plat book-page, values, districts), Zoning (York County), Streets, Road Inventory (County Maintained Roads), County Water and Sewer Service Area Boundary, Utility Asbuilts, Electric Service Areas, Flood Hazard Zone Areas (DFIRM 2017), Floodway (DFIRM 2017), DFIRM Panel 2017, National Wetland Inventory, USGS NHD, Subdivisions, Land Use Plan (2035), Urban Services Boundary.
- York County Code of Ordinances, Chapter 155 (Zoning Code), American Legal Publishing code library (codelibrary.amlegal.com/codes/yorkcounty), current through 2026 Supp. 49, read October 21, 2026: §155.030 (RSF-40), §155.056 Table 155.056-1 (lot size), §155.057 (lot width), §155.058 Table 155.058-1 (setbacks/height), §155.270 Table 155.270-1 (use categories; blank = prohibited), §155.271 Table 155.271-1 (use table), §§155.450–155.453 (manufactured homes), §§155.1160–155.1163 (nonconforming lots); Ch. 155 editor's note (code enacted Feb. 21, 2022).
- U.S. Census Bureau Geocoder — address match and coordinates for 1301 Rainbow Cir, Catawba, SC 29704 (34.87613, −80.93751 area; parcel centroid from county GIS).
- York County Clerk of Court / state deed index and York County Treasurer — closer references per the county's published recording structure (S.C. Code §30-5-10) and the Landscouties DD package for 1244 Jenkins St, Rock Hill (same county systems).
- SCDES Onsite Wastewater (septic) program — Form D-1740, $150 fee, ePermitting process (des.sc.gov).
- Listing flyer for 1301 Rainbow Cir (Landscouties) — marketing claims treated as "to verify" throughout; flyer aerial/street photos used for the wooded-condition observation.

## What This Package Is / Is Not

This package is a **research summary of public records** located online on October 21, 2026, prepared to answer a prospective buyer's questions about 1301 Rainbow Cir, Catawba, SC (TMS 6910102002). It reports what the cited records say and flags what they do not say.

It is **not** a title opinion, title commitment, or legal advice; **not** a survey or a substitute for one; **not** a septic/soil evaluation, environmental assessment, or a guarantee of utility availability, zoning compliance, or insurability. Title, survey, utility, and permitting determinations should be confirmed by the buyer's closing attorney, a licensed South Carolina surveyor, the serving utilities, and the county/state permitting offices identified above before or during the buyer's due-diligence period.