1610 Eagles Pl Unit J-204 · Rock Hill, SC 29732

$147,500

2 bd · 1.0 ba · 891 sqft · Condo public records · 47 Days on market

Built 1986 Est $115k · 28% over $145/mo HOA · 10% of rent

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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 +14.3/30.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• 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

PRICE IMPROVEMENT!!! If you're looking for a great location in Rock Hill, you have found it! This charming condo complex is a hidden gem located close to all the best that Rock Hill has to offer. Nestled in Eagles Landing, this cute and cozy second level corner unit condo boasts 2 bedrooms and 2 full baths. Both bedrooms have full ensuite bathrooms and double closet space, making it a great fit for roommates or whatever your heart desires. Freshly painted. Updated HVAC. Laminate wood flooring throughout. Family room and kitchen enjoy open concept layout. Laundry room and separate utility room are located on the main. Such a great location for all things Rock Hill, you have to see it to beli

Key facts

• Utility room
• Laundry room
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• LAUNDRY ROOM
• UTILITY ROOM
• 3 MILES TO DOWNTOWN ROCK HILL
• 3 MINUTES TO CHERRY PARK
• CLOSE TO HIGHWAY 77

Property features AI

Finance

• HOA & community: Mandatory HOA; Monthly association fee of $145

Exterior

• Parking: Dedicated parking space(s)
• Utilities: City water; Public sewer
• Home design: Residential condominium; Two levels; Site-built construction
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eight total rooms; Main-level entry
• Laundry & utility: In-unit laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $26 ($308/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 $142k (3.7% below list).
• Recommended offer: $142k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 47 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $148k implies a 228% 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 $142,051 (3.7% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.96% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $114,939
• 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	0.14mi	2/2.0	891 (0%)	15mo	$115,000	$129	77

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-26,360
• Equity at exit: $21,993

10-year hold

• IRR: -19.5%
• Equity multiple: 0.11×
• Total profit: $-36,657
• Equity at exit: $12,753

Cash invested: $41,300 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$774
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$61
• HOA: −$145
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $26

Break-even live

Break-even rent $1,388

Max offer price $147,500

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $67	+0% $26	+5% $-16	+10% $-58
Rent	-10% $-87	-5% $-30	+0% $26	+5% $82	+10% $138
Rate	-1.0pp $100	-0.5pp $63	base $26	+0.5pp $-13	+1.0pp $-51

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1674 Eagles Pl Unit 1 Rock Hill, SC	2.0	2.0	1000	$1,240	$1.24	25d	1	0.10mi
1800 Marett Blvd Ext Rock Hill, SC	1.0–3.0	1.0–2.0	964	$1,538	$1.59	0d	15	0.33mi
1042 Bose Ave Rock Hill, SC	2.0	1.0	900	$1,295	$1.44	25d	1	0.94mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	14d	1	0.95mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	12d	1	0.95mi
2215 Rosewood Dr Rock Hill, SC	3.0	1.0	1058	$1,950	$1.84	0d	1	1.05mi
2400 Celanese Rd Rock Hill, SC	1.0–3.0	1.0–2.0	998	$1,375	$1.38	25d	1	1.12mi
1304 Stoneypointe Dr Rock Hill, SC	1.0	1.0	744	$1,275	$1.71	25d	1	1.15mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1025	$1,309	$1.28	3d	1	1.16mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1025	$1,399	$1.36	16d	1	1.16mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1012	$1,358	$1.34	21d	6	1.16mi
2600 Celanese Rd Rock Hill, SC	2.0	1.5	1065	$1,404	$1.32	0d	4	1.20mi
793 Patriot Pkwy Rock Hill, SC	2.0	2.0	1080	$1,565	$1.45	25d	1	1.25mi
793 Patriot Pkwy Rock Hill, SC	1.0	1.0	750	$1,360	$1.81	4d	1	1.25mi
793 Patriot Pkwy Rock Hill, SC	2.0	2.0	1080	$1,500	$1.39	4d	1	1.25mi
1825 Heather Sq Rock Hill, SC	1.0–3.0	1.0–1.5	875	$1,362	$1.56	25d	1	1.26mi
764 McDow Dr Rock Hill, SC	3.0	2.0	1063	$1,975	$1.86	25d	1	1.31mi
2051 McGee Rd Rock Hill, SC	2.0	2.0	1000	$1,349	$1.35	4d	3	1.33mi
752 Patriot Pkwy Rock Hill, SC	3.0	1.0–2.0	708	$1,367	$1.93	0d	17	1.34mi
1622 Cedarview Ct Rock Hill, SC	2.0	1.0	788	$1,250	$1.59	17d	1	1.40mi
1364 Riverview Rd Rock Hill, SC	1.0–3.0	1.0–2.0	1025	$1,362	$1.33	25d	1	1.44mi

HOA detail condo

• Monthly dues: $145 · $1,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $147,500 Active 47 DOM
2. 2026-06-18
   days on market $147,500 Active 44 DOM
3. 2026-06-17
   days on market $147,500 Active 43 DOM
4. 2026-06-16
   days on market $147,500 Active 42 DOM
5. 2026-06-15
   days on market $147,500 Active 41 DOM
6. 2026-06-13
   days on market $147,500 Active 39 DOM
7. 2026-06-09
   days on market $147,500 Active 35 DOM
8. 2026-06-08
   days on market $147,500 Active 34 DOM
9. 2026-06-07
   days on market $147,500 Active 33 DOM
10. 2026-06-04
    days on market $147,500 Active 30 DOM
11. 2026-06-03
    days on market $147,500 Active 29 DOM
12. 2026-06-02
    days on market $147,500 Active 28 DOM
13. 2026-06-01
    days on market $147,500 Active 27 DOM
14. 2026-05-31
    days on market $147,500 Active 26 DOM
15. 2026-05-05
    listed $149,500 Active
16. 2009-12-11
    soldstatus $45,000
17. 2007-10-17
    soldstatus $32,000
18. 1997-11-25
    soldstatus $31,000

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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: $17,046
• − Mortgage interest: −$8,262
• − Property taxes: −$1,399
• − Insurance: −$738
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$1,740
• − Depreciation: −$4,291
• Taxable loss: −$2,111
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $815/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

+382.3% since first listed

4 events — show timeline

• 2026-05-05 Listed $149,500 CANOPYMLS as Distributed by MLS Grid
• 2009-12-11 Sold (Public Records) $45,000 Public Records
• 2007-10-17 Sold (Public Records) $32,000 Public Records
• 1997-11-25 Sold (Public Records) $31,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,399 · +11.7% YoY. Source: county tax records.