Cap Yarns Facility

The building is a single-story industrial structure typical of textile manufacturing, with features like high ceilings, open floor plans for machinery, and robust utilities for heavy production (e.g., power for blending equipment). It's situated in a semi-rural area of York County, near residential neighborhoods and commercial zones, with good access to highways (e.g., Highway 557). The property spans multiple parcels (parcel IDs: 010-02-05-001, 010-02-04-079, 010-02-05-026, 367-00-00-016, 367-00-00-005), indicating a larger site that could include adjacent land for expansion or outdoor amenities. Based on historical data from similar operations at the site, the main building is approximately 190,000 square feet, though exact current specs aren't publicly detailed beyond that. The facility employs around 150-200 people (based on past reports and recent reviews), and the company has an annual revenue of about $104 million, suggesting it's a significant local economic asset.

Challenges include its industrial nature, which may involve environmental considerations (e.g., potential textile waste or chemicals from yarn production), though no major issues are noted in public records. Employee reviews highlight maintenance concerns (e.g., "disgusting facility" in one 2022 review), but it's described as highly flexible and innovative overall. As an active business, any repurposing would require acquisition or closure, but hypothetically, its large, adaptable space makes it suitable for redevelopment in a growing area like Clover (population ~7,000, part of the Charlotte metro region with increasing demand for community amenities).

Estimated Building Value

Valuing an industrial property like this involves three main appraisal methods in South Carolina:

Cost Approach

Estimates replacement cost minus depreciation (useful for specialized manufacturing buildings).

Sales Comparison Approach

Compares to similar sold properties in the area.

Income Capitalization Approach

Based on potential rental income or operational value as a going concern.

South Carolina's property tax system assesses manufacturing real and personal property at 10.5% of fair market value (FMV), with a 42.8571% exemption on the assessed value for manufacturers, reducing taxable amounts. Public records show partial assessments for the parcels: land ~$14,580 and improvements ~$84,639 (total ~$99,219 for listed components, likely after ratios and exemptions). Back-calculating a rough FMV (assessed value / 0.105, adjusted for exemptions) suggests a base value around $945,000-$1.5 million, but this underestimates the full site due to multiple parcels and operational value.

Using the sales comparison method, industrial buildings in York County average $100-$150 per square foot for sales (e.g., $121/sq ft in nearby Rock Hill). For a 190,000 sq ft building, this yields an estimated FMV of $19-28.5 million. However, as an active facility with specialized equipment and revenue-generating potential, the total value (including land, improvements, and business goodwill) could reach $25-35 million or more. Factors boosting value include its modern setup, proximity to Charlotte (30-40 minutes away), and economic incentives in SC for manufacturers. Depreciating factors: Age (parts date to pre-2010), potential cleanup needs, and market fluctuations in textiles. For a precise appraisal, consult a local certified appraiser via the York County Assessor's office or sites like LoopNet, where the property has appeared in listings (though not currently for sale).

Potential Repurposing Functions

If repurposed (hypothetically, as it's currently operational), the facility's large, open industrial layout (190,000 sq ft) and multi-parcel site offer excellent potential for adaptive reuse into community-oriented spaces. Industrial buildings like this are increasingly converted into mixed-use developments, as seen in trends like transforming old mills or malls into wellness hubs, sports complexes, or parks (e.g., revitalizing brownfields into green spaces per EPA guidelines). Clover's growing community could benefit from such a project, addressing needs for recreation amid suburban expansion. Here's a breakdown of potential functions, including your suggestions:

Recreation Center (Rec Center)

The core building could be gutted and divided into multi-purpose indoor spaces. High ceilings (typical 20-30 ft in industrial mills) allow for basketball/volleyball courts, gyms, climbing walls, or indoor tracks. Allocate 50,000-100,000 sq ft for this, with the R&D lab repurposed as a fitness studio or classroom for classes (yoga, dance). Cost: $5-10 million for conversion, funded via public-private partnerships or grants (e.g., EPA brownfield reuse funds). Benefits: Serves local families, seniors, and youth; could generate revenue via memberships ($20-50/month).

Restaurants and Dining Areas

Convert 10,000-20,000 sq ft of perimeter space into a food hall or individual eateries, leveraging the open floor plan for communal seating. Add outdoor patios on adjacent land for al fresco dining. Focus on local SC cuisine (e.g., BBQ, farm-to-table) to attract tourists from nearby Lake Wylie. Integrate with the rec center for post-activity dining. Potential: 4-6 restaurants, creating 50-100 jobs. Challenges: Zoning changes (current industrial; may need commercial overlay) and ventilation upgrades for kitchens.

Tennis Courts

Use outdoor portions of the multi-parcel site (estimated 5-10+ acres total, based on similar facilities) for 4-6 outdoor hard-surface tennis courts. If land is limited, add indoor pickleball/tennis in part of the building (20,000 sq ft). Partner with local clubs or USTA for programming. Cost: $100,000-200,000 per court; low maintenance with lighting for evening play.

Walking Trails

Develop 1-2 miles of paved or natural trails around the perimeter or on unused land, connecting to nearby greenways (Clover has parks like Clover Community Park). Add benches, signage, and landscaping for accessibility. Integrate with a community park theme, transforming any industrial remnants into art installations. This aligns with trends in converting industrial sites to green spaces (e.g., per Bella Contracting examples of demolished sites into parks). Benefits: Promotes health, ties into SC's outdoor recreation focus; low cost (~$50,000/mile).

Overall Repurposing Vision

A mixed-use "Clover Innovation Hub" combining rec/wellness (60% of space), dining/retail (20%), and outdoor sports/trails (20%). Total redevelopment cost: $15-30 million, offset by grants (e.g., Green Sports Alliance reuse playbooks for venues). Draw from successful cases like old malls turned sports complexes (e.g., adding fields on parking lots) or industrial zones revitalized with sports infrastructure. Economic impact: Boost tourism, create 200+ jobs, and increase local property values by 10-20%. Feasibility depends on environmental assessments, community buy-in, and zoning approvals from York County. If pursuing, start with a feasibility study via local planners.