624 Morris St · Rock Hill, SC 29730

$135,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 49 Days on market

Built 1942 7,405 sqft lot Est $212k · 36% under ↓ 19% since listing

---

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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• 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

Investor Cashing Out, Really Good Deal in the heart of downtown Rock Hill! Roof replaced in 2025 and updated functionality of kitchen and updated bathroom.

Key facts

• Updated bathroom
• 7,405 sq ft lot
• Built 1942

Tags

• ROOF REPLACED IN 2025
• WINDOWS BEING REPLACED
• PLUMBING BEING UPDATED
• UPDATED BATHROOM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single family residence; Residential property; One story; Entry level: main; Zoning: SF-5
• Construction: Site-built construction; Wood construction; Other construction materials (see remarks); Crawl space foundation; Lot on a 0.17-acre parcel; Road surface: dirt, gravel, and paved; Publicly maintained road
• Exterior features: Front porch; Other exterior features (see remarks)

Interior

• Kitchen: Electric cooktop; Electric range; Refrigerator; Other kitchen features (see remarks)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating: other (see remarks); Cooling: ceiling fan(s); Cooling: window unit(s); Cooling: other (see remarks)
• Interior features: 4 total rooms; Family room fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $933 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 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 1942 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.17% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $211,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
744 Cauthen St	0.18mi	2/1.0	913 (+5%)	3mo	$212,000	$232	81
612 Cauthen St	0.23mi	2/1.0	877 (+1%)	10mo	$180,000	$205	80
621 Cauthen St	0.19mi	2/1.0	806 (-8%)	5mo	$215,000	$267	74
315 Rivers St	0.46mi	2/1.0	872 (0%)	11mo	$212,050	$243	70
736 Cauthen St	0.17mi	2/1.0	771 (-12%)	16mo	$99,500	$129	60
502 Liberty St	0.28mi	2/1.0	970 (+11%)	16mo	$192,300	$198	55
862 Eastwood Dr	0.37mi	2/1.0	967 (+11%)	12mo	$200,000	$207	54
1032 Barrow Ct	0.55mi	3/1.0 (+1)	947 (+9%)	6mo	$230,000	$243	50
455 Cummings St	0.55mi	2/1.0	750 (-14%)	1mo	$199,900	$267	50
930 Beverly Dr	0.68mi	2/1.0	928 (+6%)	14mo	$299,000	$322	46
1010 Beverly Dr	0.68mi	2/1.0	989 (+13%)	3mo	$320,000	$324	43
407 Cummings St	0.65mi	2/1.0	775 (-11%)	11mo	$207,000	$267	42

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,854
• Equity at exit: $20,129

10-year hold

• IRR: 14.4%
• Equity multiple: 2.30×
• Total profit: $49,018
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$708
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $339

Break-even live

Break-even rent $1,150

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	22d	1	0.34mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	24d	1	0.52mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,595	$1.57	24d	1	0.55mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,450	$1.43	4d	1	0.55mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	1d	4	0.66mi
1000 Beverly Dr Rock Hill, SC	2.0	1.0	1116	$2,150	$1.93	12d	1	0.68mi
1058 Eastwood Dr Rock Hill, SC	2.0	1.0	1018	$1,595	$1.57	22d	1	0.69mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	24d	1	0.77mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	11d	1	0.77mi
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	2d	1	0.78mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	16d	1	0.84mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	0.86mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	24d	1	0.86mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	0.87mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	22d	1	0.87mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	0.90mi
565 Cedarvilla Dr Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	24d	1	1.02mi
589 Cedar Villa Dr Unit 589 Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	4d	1	1.02mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	2d	7	1.03mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	4d	1	1.06mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	15d	1	1.06mi
37 Cedarvilla Dr Rock Hill, SC	3.0	2.0	1016	$1,700	$1.67	4d	1	1.09mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	1.16mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	1.20mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	1.20mi
175 W Black St Unit 211 Rock Hill, SC	1.0	1.0	824	$1,440	$1.75	24d	1	1.20mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	1.22mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	11d	1	1.43mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	12d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 49 DOM
2. 2026-06-17
   days on market $135,000 Active 48 DOM
3. 2026-06-16
   days on market $135,000 Active 47 DOM
4. 2026-06-15
   days on market $135,000 Active 46 DOM
5. 2026-06-13
   days on market $135,000 Active 44 DOM
6. 2026-06-09
   days on market $135,000 Active 40 DOM
7. 2026-06-08
   days on market $135,000 Active 39 DOM
8. 2026-06-07
   days on market $135,000 Active 38 DOM
9. 2026-06-04
   days on market $135,000 Active 35 DOM
10. 2026-06-03
    days on market $135,000 Active 34 DOM
11. 2026-06-02
    days on market $135,000 Active 33 DOM
12. 2026-06-01
    days on market $135,000 Active 32 DOM
13. 2026-05-31
    days on market $135,000 Active 31 DOM
14. 2026-04-30
    listed $135,000 Active
15. 2025-04-01
    status Active
16. 2025-02-20
    price $269,900
17. 2025-02-01
    status Active
18. 2025-01-01
    listed $275,000 Active
19. 2024-12-12
    historical
20. 2022-07-18
    soldstatus $167,500
21. 2022-07-18
    soldstatus $167,500

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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 ≥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: $18,951
• − Mortgage interest: −$7,562
• − Property taxes: −$1,731
• − Insurance: −$675
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$3,927
• Taxable income: $2,023
• Est. tax owed @ 24.0%: −$486
• After-tax cash flow: $3,584/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

-19.4% since first listed

8 events — show timeline

• 2026-04-30 Listed $135,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $269,900 CANOPYMLS as Distributed by MLS Grid
• 2025-02-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-01-01 Listed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-12 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2022-07-18 Sold (Public Records) $167,500 Public Records
• 2022-07-18 Sold (Public Records) $167,500 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,731 · +11.7% YoY. Source: county tax records.