364 Baker St · Rock Hill, SC 29730

$120,000

2 bd · 1.0 ba · 805 sqft · SingleFamily public records · 29 Days on market

Built 1955 7,405 sqft lot Est $180k · 33% under

---

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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Charming two-bedroom home in Rock Hill's Sunset Park community offers. Step inside to find a bright, refreshed interior featuring fresh paint and durable luxury vinyl plank flooring that flows seamlessly throughout the entire space. The kitchen comes equipped with a gas range, ideal for easy everyday cooking, while newer windows throughout the home let in plenty of natural light. Whether you are looking for an affordable starter home, a manageable space to downsize, or a turnkey addition to your rental portfolio, this property provides a wonderful opportunity to own in an established neighborhood. Property is being sold in as-is condition.

Key facts

• Natural light
• Newer windows
• Gas range

Tags

• SUNSET PARK COMMUNITY
• BRIGHT REFRESHED INTERIOR
• LUXURY VINYL PLANK FLOORING
• GAS RANGE
• NEWER WINDOWS
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction; Wood construction; Crawl space foundation
• Construction: Site built; Wood construction; Crawl space foundation
• Exterior features: Publicly maintained road access; Asphalt, gravel and paved road surfaces

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Space heater; Ceiling fan(s); Window unit(s)
• Interior features: 5 total rooms; Gas oven; Gas range
• Laundry & utility: No laundry room (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Sunset Park Center For Accelerated Studies (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 491 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $830 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $179,515
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
358 Orr Dr	0.06mi	2/1.0	803 (-0%)	2mo	$206,000	$257	95
309 Orr Dr	0.13mi	2/1.0	794 (-1%)	2mo	$70,000	$88	90
206 Friedheim Rd	0.31mi	2/1.0	791 (-2%)	1mo	$165,000	$209	82
329 Arnold St	0.09mi	3/1.0 (+1)	786 (-2%)	7mo	$160,000	$204	81
214 Orr Dr	0.19mi	2/1.0	864 (+7%)	2mo	$120,000	$139	77
225 Baker St	0.14mi	2/1.0	853 (+6%)	12mo	$195,000	$229	74
325 Orr Dr	0.09mi	2/1.0	870 (+8%)	11mo	$164,900	$190	73
339 Arnold St	0.09mi	2/1.0	715 (-11%)	10mo	$180,000	$252	69
66 Reynolds St	0.44mi	2/1.0	754 (-6%)	6mo	$183,000	$243	64
420 Byars St	0.24mi	2/1.0	701 (-13%)	8mo	$175,000	$250	61
457 Fewell St	0.59mi	3/2.0 (+1)	824 (+2%)	3mo	$183,500	$223	57
459 Green St	0.75mi	2/1.0	887 (+10%)	1mo	$195,000	$220	47

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 · 5.53% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.36×
• Total profit: $12,027
• Equity at exit: $17,892

10-year hold

• IRR: 20.0%
• Equity multiple: 2.87×
• Total profit: $62,903
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$629
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $433

Break-even live

Break-even rent $963

Max offer price $120,000

Occupancy floor 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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Friedheim Rd Rock Hill, SC	3.0	1.0	1000	$1,549	$1.55	2d	1	0.28mi
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	21d	1	0.62mi
175 W Black St Unit 211 Rock Hill, SC	1.0	1.0	824	$1,440	$1.75	23d	1	0.81mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	0.81mi
216 McFadden St Rock Hill, SC	2.0	2.0	984	$1,450	$1.47	14d	1	0.83mi
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,249	$1.59	2d	10	0.85mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	1d	7	0.94mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	14d	1	0.96mi
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,478	$1.54	1d	15	1.06mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	1.08mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	1.12mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	1.20mi
1128 Westover Cir Rock Hill, SC	3.0	1.0	1119	$1,495	$1.34	23d	1	1.21mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	10d	1	1.25mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	23d	1	1.25mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	23d	1	1.27mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	1.27mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	21d	1	1.36mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	1.36mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	23d	1	1.39mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	1.43mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	23d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 29 DOM
2. 2026-06-17
   days on market $120,000 Active 28 DOM
3. 2026-06-16
   days on market $120,000 Active 27 DOM
4. 2026-06-15
   days on market $120,000 Active 26 DOM
5. 2026-06-13
   days on market $120,000 Active 24 DOM
6. 2026-06-09
   days on market $120,000 Active 20 DOM
7. 2026-06-08
   days on market $120,000 Active 19 DOM
8. 2026-06-07
   days on market $120,000 Active 18 DOM
9. 2026-06-04
   days on market $120,000 Active 15 DOM
10. 2026-06-03
    days on market $120,000 Active 14 DOM
11. 2026-06-02
    days on market $120,000 Active 13 DOM
12. 2026-06-01
    days on market $120,000 Active 12 DOM
13. 2026-05-31
    days on market $120,000 Active 11 DOM
14. 2026-05-23
    historical $1,099
15. 2026-05-20
    listed $120,000 Active
16. 2026-04-09
    price $1,099
17. 2026-01-06
    price $1,150
18. 2025-12-31
    price $1,199
19. 2025-11-07
    price $1,250
20. 2025-10-11
    listed $1,300
21. 2025-10-10
    historical $1,300
22. 2025-10-10
    listed $1,300
23. 1994-01-26
    soldstatus $200,000

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $974 · $81/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 3/10 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: $18,121
• − Mortgage interest: −$6,722
• − Property taxes: −$974
• − Insurance: −$600
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,491
• Taxable income: $3,436
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,366/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

-99.5% since first listed

10 events — show timeline

• 2026-05-23 Rental Removed $1,099 TENANTTURNER2
• 2026-05-20 Listed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $1,099 TENANTTURNER2
• 2026-01-06 Price Changed $1,150 TENANTTURNER2
• 2025-12-31 Price Changed $1,199 TENANTTURNER2
• 2025-11-07 Price Changed $1,250 TENANTTURNER2
• 2025-10-11 Listed for Rent $1,300 TENANTTURNER2
• 2025-10-10 Rental Removed $1,300 APPFOLIO
• 2025-10-10 Listed for Rent $1,300 APPFOLIO
• 1994-01-26 Sold (Public Records) $200,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $974 · +11.7% YoY. Source: county tax records.