234 Lucky Ln · Rock Hill, SC 29730

$172,000

2 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 8 Days on market

Built 1950 5,662 sqft lot Est $286k · 40% under

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• 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 MLS

Brick Ranch, Lg. Liv rm w/big picture window & beautiful brick fireplace. Full sized Din Rm w/small built-in corner hutch. Laminate flooring through out (2012). Big kitchen, dbl stainless sink, New Stove (2012). Laundry rm & glassed in Patio. Long lot runs from Lucky Ln. to Barber St. Lots of improvements done in 2012, new roof, elec wiring, Payne Ht. Pump. 2015 - New Kit faucets, Steel paneled back door.

Key facts

• 5,662 sq ft lot
• Built 1950
• Listed 7 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One story; Completed development; SF-4 zoning
• Construction: Brick exterior; Slab foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: No appliances specified
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace; Five total rooms
• Laundry & utility: No laundry facilities specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $170k (1.0% below list).
• Recommended offer: $170k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Ebinport Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 459 students, 100% FRL); Rawlinson Road Middle (math 23% / reading 34%, grade F, #144 of 229 statewide, top 63%, 661 students, 100% FRL); South Pointe High (math 47% / reading 77%, grade B-, #99 of 196 statewide, top 53%, 1,196 students, 60% FRL) — zoned schools average 87% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 355 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.
• Current owner paid $48k; list at $172k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $170,241 (1.0% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.99% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $285,565
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Whitner St	0.10mi	3/2.0 (+1)	1,416 (-1%)	4mo	$285,000	$201	81
238 Miller St	0.15mi	3/1.0 (+1)	1,333 (-7%)	6mo	$185,000	$139	71
316 Scoggins St	0.39mi	3/2.0 (+1)	1,473 (+3%)	3mo	$294,900	$200	66
338 Walnut St	0.51mi	3/2.0 (+1)	1,456 (+2%)	1mo	$285,000	$196	64
545 Washington St	0.12mi	3/2.0 (+1)	1,254 (-13%)	2mo	$270,000	$215	63
814 Jefferson Ave	0.32mi	3/1.0 (+1)	1,258 (-12%)	3mo	$210,500	$167	57
467 Oates St	0.64mi	3/2.0 (+1)	1,413 (-2%)	4mo	$279,900	$198	56
515 Oates St	0.69mi	3/2.0 (+1)	1,456 (+2%)	2mo	$289,900	$199	54
711 Green St	0.19mi	3/2.0 (+1)	1,231 (-14%)	7mo	$270,000	$219	53
420 Baker Street Ext	0.59mi	3/1.0 (+1)	1,350 (-6%)	8mo	$229,900	$170	51
541 Oates St	0.73mi	3/2.0 (+1)	1,331 (-7%)	2mo	$280,000	$210	44
115 Allen St	0.74mi	3/2.5 (+1)	1,500 (+4%)	6mo	$255,000	$170	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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,256
• Equity at exit: $25,646

10-year hold

• IRR: 6.3%
• Equity multiple: 1.52×
• Total profit: $25,086
• Equity at exit: $14,871

Cash invested: $48,160 (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: 355
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$902
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $191

Break-even live

Break-even rent $1,461

Max offer price $172,000

Occupancy floor 84%

Sensitivity live

Price	-10% $288	-5% $240	+0% $191	+5% $142	+10% $94
Rent	-10% $57	-5% $124	+0% $191	+5% $258	+10% $326
Rate	-1.0pp $278	-0.5pp $235	base $191	+0.5pp $146	+1.0pp $101

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Lucky Ct Rock Hill, SC	1.0	1.0	1532	$795	$0.52	23d	1	0.08mi
503 Lucky Ct Rock Hill, SC	1.0	1.0	1532	$700	$0.46	16d	1	0.08mi
608 Crawford Rd Rock Hill, SC	3.0	2.0	1400	$2,150	$1.54	23d	1	0.12mi
207 Friedheim Rd Rock Hill, SC	3.0	1.0	1000	$1,549	$1.55	4d	1	0.29mi
241 Marion St Rock Hill, SC	2.0	1.0	1580	$1,500	$0.95	6d	1	0.34mi
325 Walnut St Rock Hill, SC	3.0	1.0	1602	$1,495	$0.93	23d	1	0.48mi
175 W Black St Unit 304 Rock Hill, SC	2.0	2.0	1248	$1,685	$1.35	25d	1	0.57mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	21d	11	0.57mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	3d	7	0.59mi
244 Rhea St Rock Hill, SC	2.0	1.0	1200	$1,225	$1.02	21d	1	0.60mi
721 S Spruce St Rock Hill, SC	3.0	2.0	1250	$2,050	$1.64	25d	1	0.62mi
309 S Confederate Ave Rock Hill, SC	3.0	2.5	1430	$5,990	$4.19	25d	1	0.65mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	5d	33	0.72mi
333 Friendship Dr Rock Hill, SC	3.0	2.0	1158	$1,460	$1.26	23d	1	0.76mi
645 Stonewall Ct Rock Hill, SC	3.0	1.0	1200	$1,695	$1.41	25d	1	0.87mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	6d	1	0.92mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	25d	1	0.95mi
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,478	$1.54	0d	15	0.99mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	4d	37	1.00mi
216 McFadden St Rock Hill, SC	2.0	2.0	984	$1,450	$1.47	16d	1	1.03mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	25d	1	1.03mi
221 Hutchinson St Rock Hill, SC	2.0	1.0	1129	$1,550	$1.37	23d	1	1.12mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	6d	1	1.12mi
304 Oak Dr Rock Hill, SC	2.0	1.0	1349	$1,650	$1.22	25d	1	1.19mi
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,249	$1.59	3d	10	1.22mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	0d	4	1.27mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	17d	1	1.28mi
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	23d	1	1.39mi
242 Cherry Rd S Rock Hill, SC	3.0	1.0	1599	$1,650	$1.03	25d	1	1.40mi
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	3d	1	1.47mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,450	$1.43	6d	1	1.49mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,595	$1.57	25d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $172,000 Active 8 DOM
2. 2026-06-18
   days on market $172,000 Active 5 DOM
3. 2026-06-17
   days on market $172,000 Active 4 DOM
4. 2026-06-16
   days on market $172,000 Active 3 DOM
5. 2026-06-15
   price $172,000 Active 2 DOM
6. 2026-06-15
   listed $179,000 Active 2 DOM

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $2,162 · $180/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: $20,429
• − Mortgage interest: −$9,635
• − Property taxes: −$2,162
• − Insurance: −$860
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$5,004
• Taxable loss: −$500
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $2,413/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

+175.4% since first listed

11 events — show timeline

• 2026-06-13 Listed $179,000 CANOPYMLS as Distributed by MLS Grid
• 2015-09-28 Sold (Public Records) $48,500 Public Records
• 2015-09-16 Sold (MLS) $48,500 CANOPYMLS as Distributed by MLS Grid
• 2015-09-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2015-08-03 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2015-07-21 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2015-07-06 Price Changed $53,000 CANOPYMLS as Distributed by MLS Grid
• 2015-07-06 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2015-06-25 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2015-05-19 Price Changed $54,900 CANOPYMLS as Distributed by MLS Grid
• 2015-02-23 Listed $65,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+12.5%/yr

Latest (2025): $2,162 · +11.7% YoY. Source: county tax records.