484 Willow Spring Ln Unit A · Rock Hill, SC 29730

$145,000

2 bd · 1.5 ba · 1,040 sqft · Condo · 163 Days on market

Built 1985 $127/mo HOA · 8% of rent ↓ 12% since listing

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Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.8/10.0
• 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

Great investment opportunity or make this home your own. This is one side of duplex 484 A - 484 B is also available. Location is minutes from downtown and access to I-77. This condo has lots of room for outside activities in the rear of the property. New roof and new HVAC.

Key facts

• New hvac
• Access to i-77
• New roof

Tags

• INVESTMENT OPPORTUNITY
• MINUTES FROM DOWNTOWN
• ACCESS TO I-77
• NEW ROOF
• NEW HVAC

Property features AI

Finance

• Other: Deed and subdivision restrictions
• HOA & community: Mandatory HOA dues; HOA fee $127 monthly; Association contacts listed; Pets allowed

Exterior

• Parking: Driveway parking; Parking in front of condo
• Utilities: City water; Public sewer; Electricity connected
• Home design: Residential condominium; Site-built construction; Two levels; Development completed; Zoned MF-15
• Construction: Brick partial and vinyl exterior; Slab foundation
• Exterior features: Patio; None (no waterfront)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the upper level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Heat pump (heating and cooling); Central air
• Interior features: 7 total rooms; Entry on level 2
• Laundry & utility: Laundry in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: employment D+, crime D-, amenities 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.
• Zoned schools: Northside Elementary (math 42% / reading 32%, grade F, #315 of 597 statewide, top 55%, 514 students, 100% FRL); Northwestern High (math 35% / reading 84%, grade C+, #110 of 196 statewide, top 58%, 1,774 students, 52% FRL) — zoned schools average 76% FRL vs 49% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 348 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $4k 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 163 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 7.5

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-10,541
• Equity at exit: $21,620

10-year hold

• IRR: 6.0%
• Equity multiple: 1.50×
• Total profit: $20,470
• Equity at exit: $12,537

Cash invested: $40,600 (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: 348
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$127
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $136

Break-even live

Break-even rent $1,429

Max offer price $145,000

Occupancy floor 86%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1058 Eastwood Dr Rock Hill, SC	2.0	1.0	1018	$1,595	$1.57	21d	1	0.22mi
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	21d	1	0.22mi
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	2d	1	0.28mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	1d	4	0.28mi
221 Hutchinson St Rock Hill, SC	2.0	1.0	1129	$1,550	$1.37	21d	1	0.40mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	4d	1	0.67mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	21d	1	0.68mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	0.68mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	23d	1	0.70mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	23d	1	0.74mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	0.74mi
1310 Cypress Point Dr Rock Hill, SC	3.0	2.0	1186	$1,825	$1.54	23d	1	0.86mi
309 S Confederate Ave Rock Hill, SC	3.0	2.5	1430	$5,990	$4.19	23d	1	0.87mi
589 Cedar Villa Dr Unit 589 Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	4d	1	0.88mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	0.89mi
565 Cedarvilla Dr Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	23d	1	0.91mi
37 Cedarvilla Dr Rock Hill, SC	3.0	2.0	1016	$1,700	$1.67	4d	1	0.95mi
645 Stonewall Ct Rock Hill, SC	3.0	1.0	1200	$1,695	$1.41	23d	1	0.99mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,595	$1.57	23d	1	1.03mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,450	$1.43	4d	1	1.03mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	1.05mi
304 Oak Dr Rock Hill, SC	2.0	1.0	1349	$1,650	$1.22	23d	1	1.08mi
721 S Spruce St Rock Hill, SC	3.0	2.0	1250	$2,050	$1.64	23d	1	1.12mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	1d	7	1.16mi
1000 Beverly Dr Rock Hill, SC	2.0	1.0	1116	$2,150	$1.93	12d	1	1.19mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	16d	1	1.24mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	23d	1	1.30mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	1.36mi
175 W Black St Unit 211 Rock Hill, SC	1.0	1.0	824	$1,440	$1.75	23d	1	1.36mi
175 W Black St Unit 304 Rock Hill, SC	2.0	2.0	1248	$1,685	$1.35	23d	1	1.36mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	1.49mi
244 Rhea St Rock Hill, SC	2.0	1.0	1200	$1,225	$1.02	20d	1	1.50mi

HOA detail condo

• Monthly dues: $127 · $1,524/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 163 DOM
2. 2026-06-17
   days on market $145,000 Active 162 DOM
3. 2026-06-16
   days on market $145,000 Active 161 DOM
4. 2026-06-15
   days on market $145,000 Active 160 DOM
5. 2026-06-13
   days on market $145,000 Active 158 DOM
6. 2026-06-09
   days on market $145,000 Active 154 DOM
7. 2026-06-08
   days on market $145,000 Active 153 DOM
8. 2026-06-07
   days on market $145,000 Active 152 DOM
9. 2026-06-04
   days on market $145,000 Active 149 DOM
10. 2026-06-03
    days on market $145,000 Active 148 DOM
11. 2026-06-02
    days on market $145,000 Active 147 DOM
12. 2026-06-01
    days on market $145,000 Active 146 DOM
13. 2026-05-31
    days on market $145,000 Active 145 DOM
14. 2026-04-23
    price $145,000
15. 2026-02-24
    price $149,900
16. 2026-01-06
    listed $159,900 Active
17. 2025-07-11
    price $159,900
18. 2025-05-28
    listed $164,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,219
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − HOA: −$1,524
• − Depreciation: −$4,218
• Taxable loss: −$621
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,783/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

• Census place: Rock Hill, SC
• 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

-12.1% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $149,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-06 Listed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2025-05-28 Listed $164,900 CANOPYMLS as Distributed by MLS Grid