3169 Eden Terrace Ext · Rock Hill, SC 29730

$90,000

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 32 Days on market

Built 1973 0.40 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 2-bath ranch home is ideal for investors seeking a promising opportunity for either a fix and flip project or a long-term investment strategy or buyers looking to create their dream space. This property is situated on a large shaded lot and offers ample space for outdoor activities and entertaining. The home features a covered front porch, spacious kitchen and a separate laundry room. A large storage, all appliances, and all personal items remain. No HOA. It is within a short distance from Riverwalk, a riverfront community that offers shops, restaurants, walking and biking trails, parks, and more. This property is being sold as is/where is. The list price is firm, cash only.

Key facts

• Covered front porch
• Spacious kitchen
• Large storage

Tags

• LARGE SHADED LOT
• COVERED FRONT PORCH
• SPACIOUS KITCHEN
• SEPARATE LAUNDRY ROOM
• LARGE STORAGE
• RIVERFRONT COMMUNITY

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Additional parking spaces
• Utilities: Well water; Septic system; Electricity connected
• Home design: Single-family residence; Site-built construction; One level; RC-II zoning
• Construction: Crawl space foundation
• Exterior features: Covered front porch; Wooded lot; Road access: dirt, gravel and paved

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric/heat pump); Central air (electric/heat pump)
• Interior features: Ceiling fan(s); Insulated windows; Insulated door(s)
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.4% in Rock Hill — 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 70/100 on livability (#62 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime D-.
• York 03 (urban): math 36% / reading 47% proficiency, ranked #32 of 80 in SC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 356 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 1.63% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.53% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.80×
• Total profit: $20,157
• Equity at exit: $13,419

10-year hold

• IRR: 29.2%
• Equity multiple: 3.94×
• Total profit: $74,057
• Equity at exit: $7,782

Cash invested: $25,200 (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 29730

• Rents YoY: 5.5%
• Active inventory: 356
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$472
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $484

Break-even live

Break-even rent $854

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $535	-5% $510	+0% $484	+5% $459	+10% $434
Rent	-10% $369	-5% $427	+0% $484	+5% $542	+10% $600
Rate	-1.0pp $530	-0.5pp $507	base $484	+0.5pp $461	+1.0pp $437

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Pink Moon Dr Rock Hill, SC	1.0–2.0	1.0–2.0	947	$1,727	$1.82	2d	18	0.45mi
186 Celriver Rd Rock Hill, SC	3.0	1.0	1012	$1,595	$1.58	5d	1	0.73mi
752 Patriot Pkwy Rock Hill, SC	3.0	1.0–2.0	708	$1,377	$1.94	2d	21	1.02mi
793 Patriot Pkwy Rock Hill, SC	2.0	2.0	1080	$1,565	$1.45	24d	1	1.10mi
793 Patriot Pkwy Rock Hill, SC	2.0	2.0	1080	$1,500	$1.39	3d	1	1.10mi
793 Patriot Pkwy Rock Hill, SC	1.0	1.0	750	$1,360	$1.81	4d	1	1.10mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1012	$1,358	$1.34	20d	6	1.20mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1025	$1,309	$1.28	3d	1	1.20mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1025	$1,399	$1.36	15d	1	1.20mi
1817 Paces River Ave Rock Hill, SC	2.0	2.0	1003	$1,259	$1.26	4d	1	1.34mi
1817 Paces River Ave Rock Hill, SC	1.0	1.0	773	$1,169	$1.51	20d	1	1.34mi
1817 Paces River Ave Rock Hill, SC	2.0	1.0	915	$1,224	$1.34	24d	1	1.34mi
1817 Paces River Ave Rock Hill, SC	1.0	1.0	596	$1,104	$1.85	2d	1	1.34mi

Listing history 16 events

1. 2026-05-05
   historical Active Under Contract
2. 2026-04-27
   listed $90,000 Active
3. 2025-04-14
   historical Active Under Contract
4. 2025-04-01
   price $110,000
5. 2025-02-25
   price $120,000
6. 2025-01-30
   price $130,000
7. 2025-01-13
   listed $139,500 Active
8. 2024-09-30
   price $149,500
9. 2024-09-03
   price $155,000
10. 2024-08-13
    listed $160,000 Active
11. 2014-12-05
    soldstatus $20,000 Closed
12. 2014-11-19
    historical Under Contract - Show
13. 2014-11-06
    price $24,900
14. 2014-09-09
    price $34,500
15. 2014-07-10
    listed $39,900 Active
16. 2002-02-07
    soldstatus $30,000

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,606
• − Mortgage interest: −$5,041
• − Property taxes: −$1,981
• − Insurance: −$450
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$2,618
• Taxable income: $4,698
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,686/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 03
• NCES district ID: 4503870
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $47,570
• Composite: 35.46/100
• National rank: #4928
• State rank: #32 of 80 in SC

Livability — Rock Hill

• Score: 70/100
• State rank: #62
• US rank: #7573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 281,758 people
• City population: 115,874
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 58,199
• Household income: $68,543
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1869.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 4% Two or more races 4% Native American 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -285.91%
• Current HPI: 268.2609
• Rent YoY: ▲ 5.53%
• 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

+200.0% since first listed

16 events — show timeline

• 2026-05-05 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-27 Listed $90,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $130,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-13 Listed $139,500 CANOPYMLS as Distributed by MLS Grid
• 2024-09-30 Price Changed $149,500 CANOPYMLS as Distributed by MLS Grid
• 2024-09-03 Price Changed $155,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-13 Listed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2014-12-05 Sold (MLS) $20,000 CANOPYMLS as Distributed by MLS Grid
• 2014-11-19 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2014-11-06 Price Changed $24,900 CANOPYMLS as Distributed by MLS Grid
• 2014-09-09 Price Changed $34,500 CANOPYMLS as Distributed by MLS Grid
• 2014-07-10 Listed $39,900 CANOPYMLS as Distributed by MLS Grid
• 2002-02-07 Sold (Public Records) $30,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,981 · +11.4% YoY. Source: county tax records.