3675 Howell Rd · Rock Hill, SC 29732

$259,900

4 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 5 Days on market

Built 1973 0.92 ac lot Est $269k · at est.

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Why this score? — see what drove the D 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 +15.8/30.0
• ARV discount +9.0/15.0
• DSCR +4.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on an almost 1 acre lot near the intersection of Hwy 324 and Hwy 322, this charming 4 bedroom, 1.5 bath home offers the peaceful rural lifestyle so many buyers are searching for. If you have been dreaming of quiet country living with room to relax and unwind, this cute and quaint home is ready for you. The home has been well maintained and is in move-in ready condition with a warm and comfortable feel throughout. Just outside the back door you will find a large covered deck that is perfect for entertaining guests, enjoying outdoor dining, or simply sitting back and listening to the sounds of the countryside. Additional features include a covered metal carport, detached storage s

Key facts

• Outside storage room
• Almost 1 acre lot
• Large covered deck

Tags

• ALMOST 1 ACRE LOT
• LARGE COVERED DECK
• COVERED METAL CARPORT
• DETACHED STORAGE SHED
• OUTSIDE STORAGE ROOM

Property features AI

Finance

• Other: Property is completed; Property type: Residential - Single Family Residence; Lot dimensions approximately 188 x 194 x 208 x 213 (0.92 acres); Zoning specification: RC-I
• HOA & community: No HOA

Exterior

• Parking: Detached carport; Covered metal carport (approx. 21 x 12) beside the house at the end of the driveway; One covered parking space
• Security: Smoke detector(s)
• Utilities: Well water; Septic system installed; Electricity connected; Cable connected; Wired internet available
• Home design: Single family residence; One story; Site-built; RC-1 zoning
• Construction: Partial brick construction; Composition roof; Crawl space foundation; Built on grade (site built)
• Exterior features: Front porch; Rear porch; Storage; Shed(s); Partial fencing; Corner lot; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Exhaust hood; Refrigerator; Electric water heater
• Bedrooms: Four bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level); One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Washer hookup (in kitchen); Electric dryer hookup (in kitchen)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (20.2% below list).
• Recommended offer: $207k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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: York Road Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 438 students, 100% FRL); Saluda Trail Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 780 students, 100% FRL); South Pointe High (math 47% / reading 77%, grade B-, #99 of 196 statewide, top 53%, 1,196 students, 60% FRL) — zoned schools average 87% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 375 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $260k implies a 238% 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 $207,373 (20.2% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $268,714
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3491 Mcconnells Hwy	0.32mi	4/1.5	1,196 (+1%)	11mo	$175,000	$146	73
3520 Highway 324 Hwy	0.67mi	3/2.0 (-1)	1,326 (+12%)	3mo	$300,000	$226	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-40,746
• Equity at exit: $38,752

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-49,764
• Equity at exit: $22,471

Cash invested: $72,772 (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 29732

• Rents YoY: -0.2%
• Active inventory: 375
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $119

Break-even live

Break-even rent $1,923

Max offer price $259,900

Occupancy floor 89%

Sensitivity live

Price	-10% $266	-5% $193	+0% $119	+5% $46	+10% $-28
Rent	-10% $-45	-5% $37	+0% $119	+5% $201	+10% $283
Rate	-1.0pp $250	-0.5pp $185	base $119	+0.5pp $52	+1.0pp $-17

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   listed $259,900 Active
3. 1996-05-01
   soldstatus $76,900

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$906/yr (+$76/mo · 157.6%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,885
• − Mortgage interest: −$14,558
• − Property taxes: −$575
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$7,561
• Taxable loss: −$3,090
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $2,171/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): 57,675
• Household income: $84,937
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1774.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -257.27%
• Current HPI: 239.0701
• Rent YoY: ▼ -0.25%
• 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

+238.0% since first listed

3 events — show timeline

• 2026-05-20 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-05-15 Listed $259,900 CANOPYMLS as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) $76,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $575 · +11.8% YoY. Source: county tax records.