37 Cedarvilla Dr · Rock Hill, SC 29730

$197,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 131 Days on market

Built 1973 3,388 sqft lot Est $163k · 21% over $60/mo HOA · 4% of rent

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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 +13.5/30.0
• DSCR +4.1/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!! Tenant occupied (month to month lease). Located in the desirable Cedar Villas community, this 3-bedroom, 2-bathroom home offers a fantastic opportunity to create the home of your dreams. With a little TLC and imagination, you can transform this home into a true gem. The open floor plan features a sunlit kitchen that invites natural light, providing a bright and welcoming space for daily living. The generously sized bedrooms offer ample space, while the two full bathrooms ensure comfort for the entire family. This home, built in 1974, sits on a 0.07-acre lot and offers a cozy yet functional layout, perfect for those looking to invest in a property with potential.

Key facts

• Open floor plan
• Private bath
• Lawn maintenance

Tags

• CONVENIENT LOCATION
• OPEN FLOOR PLAN
• PRIVATE BATH
• LAWN MAINTENANCE

Property features AI

Finance

• HOA & community: Mandatory HOA managed by Cedar Management Group; HOA fee $60 monthly

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: City water; Public sewer; Cable available; Electricity connected
• Home design: Single family residence; Residential property; On-frame modular construction
• Construction: Wood construction; Crawl space foundation; One-level home
• Exterior features: Deck; Lawn maintenance; Storage; Level lot; Asphalt-paved road on a privately maintained road

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sliding doors; Storm door(s); Electric range
• Laundry & utility: Main-level laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $8 ($99/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 $164k (16.9% below list).
• Recommended offer: $164k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: schools D+, employment D+, crime 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.
• Market conditions: Rents rising fast (+5.5%/yr); 348 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $6k 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 131 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $23k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $163,629 (16.9% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.83% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Cedarvilla Dr	0.00mi	3/2.0	1,016 (+1%)	11mo	$140,000	$138	90
10 Cedarvilla Dr	0.06mi	2/2.0 (-1)	918 (-9%)	9mo	$145,000	$158	70
1135 Princeton Rd	0.34mi	3/1.5	1,118 (+11%)	1mo	$260,000	$233	63
1032 Barrow Ct	0.66mi	3/1.0	947 (-6%)	6mo	$230,000	$243	51
1029 Barrow Ct	0.67mi	3/1.0	926 (-8%)	22mo	$150,000	$162	32

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-27,150
• Equity at exit: $29,373

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,601
• Equity at exit: $17,033

Cash invested: $55,160 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$82
• HOA: −$60
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $8

Break-even live

Break-even rent $1,626

Max offer price $197,000

Occupancy floor 94%

Sensitivity live

Price	-10% $120	-5% $64	+0% $8	+5% $-48	+10% $-103
Rent	-10% $-121	-5% $-56	+0% $8	+5% $73	+10% $138
Rate	-1.0pp $107	-0.5pp $58	base $8	+0.5pp $-43	+1.0pp $-95

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Cedarvilla Dr Rock Hill, SC	3.0	2.0	1016	$1,700	$1.67	5d	1	0.02mi
589 Cedar Villa Dr Unit 589 Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	5d	1	0.08mi
565 Cedarvilla Dr Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	24d	1	0.09mi
1310 Cypress Point Dr Rock Hill, SC	3.0	2.0	1186	$1,825	$1.54	24d	1	0.26mi
1058 Eastwood Dr Rock Hill, SC	2.0	1.0	1018	$1,595	$1.57	22d	1	0.81mi
1895 Springsteen Rd Rock Hill, SC	1.0–2.0	1.0–2.0	768	$1,406	$1.83	10d	4	0.99mi
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	2d	1	1.07mi
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	22d	1	1.09mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	2d	4	1.21mi
221 Hutchinson St Rock Hill, SC	2.0	1.0	1129	$1,550	$1.37	22d	1	1.34mi
159 Longsight Ln Rock Hill, SC	1.0–3.0	1.0–2.0	1029	$1,879	$1.83	2d	21	1.44mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 22 events

1. 2026-06-09
   days on market $197,000 Active 131 DOM
2. 2026-06-08
   days on market $197,000 Active 130 DOM
3. 2026-06-07
   days on market $197,000 Active 129 DOM
4. 2026-06-04
   days on market $197,000 Active 126 DOM
5. 2026-06-03
   days on market $197,000 Active 125 DOM
6. 2026-06-02
   days on market $197,000 Active 124 DOM
7. 2026-06-01
   days on market $197,000 Active 123 DOM
8. 2026-05-31
   days on market $197,000 Active 122 DOM
9. 2026-05-04
   price $197,000
10. 2026-04-08
    price $205,000
11. 2026-03-18
    price $215,000
12. 2026-01-29
    listed $220,000 Active
13. 2025-07-29
    soldstatus $140,000
14. 2025-07-25
    soldstatus $140,000 Closed 689-char remark

    Show marketing remark (689 chars)

    INVESTOR SPECIAL!! Tenant occupied (month to month lease). Located in the desirable Cedar Villas community, this 3-bedroom, 2-bathroom home offers a fantastic opportunity to create the home of your dreams. With a little TLC and imagination, you can transform this home into a true gem. The open floor plan features a sunlit kitchen that invites natural light, providing a bright and welcoming space for daily living. The generously sized bedrooms offer ample space, while the two full bathrooms ensure comfort for the entire family. This home, built in 1974, sits on a 0.07-acre lot and offers a cozy yet functional layout, perfect for those looking to invest in a property with potential.

15. 2025-06-18
    historical Active Under Contract 689-char remark

    Show marketing remark (689 chars)

    INVESTOR SPECIAL!! Tenant occupied (month to month lease). Located in the desirable Cedar Villas community, this 3-bedroom, 2-bathroom home offers a fantastic opportunity to create the home of your dreams. With a little TLC and imagination, you can transform this home into a true gem. The open floor plan features a sunlit kitchen that invites natural light, providing a bright and welcoming space for daily living. The generously sized bedrooms offer ample space, while the two full bathrooms ensure comfort for the entire family. This home, built in 1974, sits on a 0.07-acre lot and offers a cozy yet functional layout, perfect for those looking to invest in a property with potential.

16. 2025-04-09
    price $150,000 689-char remark

    Show marketing remark (689 chars)

    INVESTOR SPECIAL!! Tenant occupied (month to month lease). Located in the desirable Cedar Villas community, this 3-bedroom, 2-bathroom home offers a fantastic opportunity to create the home of your dreams. With a little TLC and imagination, you can transform this home into a true gem. The open floor plan features a sunlit kitchen that invites natural light, providing a bright and welcoming space for daily living. The generously sized bedrooms offer ample space, while the two full bathrooms ensure comfort for the entire family. This home, built in 1974, sits on a 0.07-acre lot and offers a cozy yet functional layout, perfect for those looking to invest in a property with potential.

17. 2025-03-27
    listed $175,000 Active 689-char remark

    Show marketing remark (689 chars)

    INVESTOR SPECIAL!! Tenant occupied (month to month lease). Located in the desirable Cedar Villas community, this 3-bedroom, 2-bathroom home offers a fantastic opportunity to create the home of your dreams. With a little TLC and imagination, you can transform this home into a true gem. The open floor plan features a sunlit kitchen that invites natural light, providing a bright and welcoming space for daily living. The generously sized bedrooms offer ample space, while the two full bathrooms ensure comfort for the entire family. This home, built in 1974, sits on a 0.07-acre lot and offers a cozy yet functional layout, perfect for those looking to invest in a property with potential.

18. 2024-08-23
    price $195,000
19. 2024-07-23
    listed $200,000 Active
20. 2024-07-22
    historical
21. 2013-05-13
    soldstatus $49,000
22. 1999-06-01
    soldstatus $52,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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 ≥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: $19,635
• − Mortgage interest: −$11,035
• − Property taxes: −$1,311
• − Insurance: −$985
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − HOA: −$720
• − Depreciation: −$5,731
• Taxable loss: −$3,288
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $888/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): 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

+278.8% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $197,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $205,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-29 Listed $220,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-29 Sold (Public Records) $140,000 Public Records
• 2025-07-25 Sold (MLS) $140,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-18 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-03-27 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-23 Price Changed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-23 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-22 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2013-05-13 Sold (Public Records) $49,000 Public Records
• 1999-06-01 Sold (Public Records) $52,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,311 · +11.2% YoY. Source: county tax records.