1100 Chandler Dr Unit 102 · Rock Hill, SC 29732

$149,900

2 bd · 1.0 ba · 885 sqft · Condo public records · 99 Days on market

Built 1986 Est $114k · 31% over $160/mo HOA · 11% of rent ↓ 9% since listing

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Why this score? — see what drove the F 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 +13.7/30.0
• 1% rule +4.8/10.0
• DSCR +4.2/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity for first-time buyers or investors! Whether you're starting your journey into homeownership or expanding your investment portfolio, this all-brick condo offers both value and convenience in a prime Rock Hill location. Chandler Estates is ideally situated just off Cherry Road, directly across from Winthrop University and Cherry Park, and offers quick access to I-77, making commuting, shopping, dining, and recreation easily accessible. Inside, the home features a welcoming living room that flows into the dining area and kitchen, creating a comfortable and functional layout. The condo includes 2 bedrooms, 1 full bathroom, and a separate laundry room for added convenience.

Key facts

• $160 HOA
• Built 1986
• Listed 99 days

Property features AI

Finance

• HOA & community: HOA managed by Cusick Community Management; Monthly association fee of $160 (mandatory)

Exterior

• Parking: Parking space(s)
• Utilities: City water; Public sewer
• Home design: Condominium (residential); One level; Site-built construction
• Construction: Brick full exterior; Slab foundation
• Exterior features: Brick and paved road surfaces; Publicly maintained road

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 7 total rooms; Entry level: 1
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $12 ($146/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 $147k (1.8% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Richmond Drive Elementary (math 37% / reading 42%, grade F, #295 of 597 statewide, top 50%, 478 students, 100% FRL); W. C. Sullivan Middle (math 26% / reading 37%, grade F, #124 of 229 statewide, top 55%, 808 students, 58% FRL); Rock Hill High (math 57% / reading 81%, grade B, #65 of 196 statewide, top 34%, 1,945 students, 55% FRL) — zoned schools average 71% FRL vs 49% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 369 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 99 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
9. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $114,165
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1675 Eagles Pl Unit C103	0.53mi	2/2.0	891 (+1%)	15mo	$115,000	$129	58

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-27,738
• Equity at exit: $22,351

10-year hold

• IRR: -21.4%
• Equity multiple: 0.06×
• Total profit: $-39,456
• Equity at exit: $12,961

Cash invested: $41,972 (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: 369
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$786
• Tax from tax record: −$142 /mo · $1,710/yr
• Insurance: −$62
• HOA: −$160
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $12

Break-even live

Break-even rent $1,457

Max offer price $149,900

Occupancy floor 94%

Sensitivity live

Price	-10% $97	-5% $55	+0% $12	+5% $-30	+10% $-73
Rent	-10% $-104	-5% $-46	+0% $12	+5% $70	+10% $128
Rate	-1.0pp $88	-0.5pp $50	base $12	+0.5pp $-27	+1.0pp $-66

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1042 Bose Ave Rock Hill, SC	2.0	1.0	900	$1,295	$1.44	25d	1	0.33mi
1674 Eagles Pl Unit 1 Rock Hill, SC	2.0	2.0	1000	$1,240	$1.24	25d	1	0.55mi
764 McDow Dr Rock Hill, SC	3.0	2.0	1063	$1,975	$1.86	25d	1	0.71mi
1800 Marett Blvd Ext Rock Hill, SC	1.0–3.0	1.0–2.0	964	$1,538	$1.59	0d	15	0.78mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	14d	1	1.03mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	12d	1	1.03mi
1000 Beverly Dr Rock Hill, SC	2.0	1.0	1116	$1,950	$1.75	0d	1	1.11mi
2051 McGee Rd Rock Hill, SC	2.0	2.0	1000	$1,349	$1.35	4d	3	1.24mi
1112 Camden Ave Unit 104 Rock Hill, SC	2.0	1.5	1000	$1,350	$1.35	19d	1	1.30mi
1112 Camden Ave Unit 108 Rock Hill, SC	2.0	1.5	1000	$1,350	$1.35	25d	1	1.30mi
154 Shurley St #101 Rock Hill, SC	2.0	1.0	800	$1,000	$1.25	23d	1	1.32mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,595	$1.57	25d	1	1.36mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,450	$1.43	6d	1	1.36mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	17d	1	1.44mi
2400 Celanese Rd Rock Hill, SC	1.0–3.0	1.0–2.0	998	$1,375	$1.38	25d	1	1.47mi
2600 Celanese Rd Rock Hill, SC	2.0	1.5	1065	$1,404	$1.32	0d	4	1.47mi
2172 Ebinport Rd Rock Hill, SC	1.0–2.0	1.0–2.0	840	$1,525	$1.82	25d	1	1.49mi

HOA detail condo

• Monthly dues: $160 · $1,920/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-31
   days on market $149,900 Active 99 DOM
2. 2026-04-15
   price $149,900
3. 2026-04-14
   status Active
4. 2026-02-21
   listed $155,000 Active
5. 2026-02-12
   historical $155,000
6. 2024-07-26
   status Active
7. 2024-05-23
   historical Active Under Contract
8. 2024-05-17
   price $155,000
9. 2024-05-03
   price $159,000
10. 2024-04-12
    listed $165,000 Active
11. 2024-04-05
    historical

ⓘ 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: $1,710 · $142/mo
• Projected year-2 tax: $1,710 · $142/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 1/10 Low
• 🌡 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: $17,668
• − Mortgage interest: −$8,397
• − Property taxes: −$1,710
• − Insurance: −$750
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − HOA: −$1,920
• − Depreciation: −$4,361
• Taxable loss: −$2,295
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $697/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): 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

-9.2% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $149,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-02-21 Listed $155,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-12 Coming Soon $155,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-26 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-05-23 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2024-05-17 Price Changed $155,000 CANOPYMLS as Distributed by MLS Grid
• 2024-05-03 Price Changed $159,000 CANOPYMLS as Distributed by MLS Grid
• 2024-04-12 Listed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2024-04-05 Coming Soon — CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $1,710 · +11.7% YoY. Source: county tax records.