664 Simpson St · Rock Hill, SC 29730

$179,000

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 77 Days on market

Built 1950 7,405 sqft lot Est $172k · at est.

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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 +12.0/30.0
• ARV discount +5.7/15.0
• Rent growth +3.9/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in-ready ranch minutes from downtown Rock Hill, featuring a private, wooded lot and a peaceful backyard setting. Inside, you’ll find a functional layout with LVP flooring throughout and an upgraded kitchen featuring modern countertops and a brand-new refrigerator. Fresh neutral paint adds a clean, modern touch. Major updates in 2025 include new vinyl siding and windows, a new roof with a 25-year warranty, new HVAC, new water heater, and a new LG washer/dryer set—all providing style, efficiency, and peace of mind. Perfect for first-time buyers, investors, or anyone looking to downsize, this home offers easy access to shopping, dining, and major commuter routes. Don’t m

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 77 days

Property features AI

Finance

• Other: Lot on publicly maintained paved concrete road (0.17 acre)
• HOA & community: No HOA

Exterior

• Parking: Driveway; 1 open parking space
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level; Site-built construction; Slab foundation
• Construction: Vinyl exterior
• Exterior features: Covered front porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Ductless heating (electric); Ductless cooling
• Interior features: Open floorplan; 6 total rooms
• Laundry & utility: Washer/Dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-44 ($-522/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (15.3% below list).
• Recommended offer: $152k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 24 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 $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

• It's been on market 77 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $111k; list at $179k implies a 61% 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 $151,629 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $172,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Friedheim Rd	0.16mi	2/1.0	791 (+2%)	1mo	$165,000	$209	88
309 Orr Dr	0.13mi	2/1.0	794 (+3%)	2mo	$70,000	$88	88
358 Orr Dr	0.21mi	2/1.0	803 (+4%)	2mo	$206,000	$257	82
214 Orr Dr	0.08mi	2/1.0	864 (+12%)	2mo	$120,000	$139	74
329 Arnold St	0.30mi	3/1.0 (+1)	786 (+2%)	7mo	$160,000	$204	72
66 Reynolds St	0.44mi	2/1.0	754 (-2%)	6mo	$183,000	$243	71
225 Baker St	0.15mi	2/1.0	853 (+10%)	12mo	$195,000	$229	66
339 Arnold St	0.31mi	2/1.0	715 (-7%)	10mo	$180,000	$252	65
420 Byars St	0.34mi	2/1.0	701 (-9%)	8mo	$175,000	$250	63
325 Orr Dr	0.16mi	2/1.0	870 (+13%)	11mo	$164,900	$190	62
457 Fewell St	0.55mi	3/2.0 (+1)	824 (+7%)	3mo	$183,500	$223	51
459 Green St	0.50mi	2/1.0	887 (+15%)	1mo	$195,000	$220	51

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-27,795
• Equity at exit: $26,689

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-10,566
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$939
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-44

Break-even live

Break-even rent $1,571

Max offer price $171,311

Occupancy floor 98%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	3d	1	0.09mi
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	22d	1	0.46mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	0.64mi
175 W Black St Unit 211 Rock Hill, SC	1.0	1.0	824	$1,440	$1.75	24d	1	0.64mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	15d	1	0.74mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	2d	7	0.74mi
216 McFadden St Rock Hill, SC	2.0	2.0	984	$1,450	$1.47	15d	1	0.86mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	4d	33	0.88mi
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,249	$1.59	2d	10	0.97mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	1.01mi
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,478	$1.54	2d	15	1.03mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	24d	1	1.03mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	11d	1	1.03mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	24d	1	1.04mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	1.04mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	1.09mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	1.13mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	22d	1	1.13mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	24d	1	1.20mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	1.21mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	24d	1	1.24mi
1128 Westover Cir Rock Hill, SC	3.0	1.0	1119	$1,495	$1.34	24d	1	1.33mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	16d	1	1.36mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	4d	1	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $179,000 Active 77 DOM
2. 2026-06-17
   days on market $179,000 Active 76 DOM
3. 2026-06-16
   days on market $179,000 Active 75 DOM
4. 2026-06-15
   days on market $179,000 Active 74 DOM
5. 2026-06-13
   days on market $179,000 Active 72 DOM
6. 2026-06-09
   days on market $179,000 Active 68 DOM
7. 2026-06-08
   days on market $179,000 Active 67 DOM
8. 2026-06-07
   days on market $179,000 Active 66 DOM
9. 2026-06-04
   days on market $179,000 Active 63 DOM
10. 2026-06-03
    days on market $179,000 Active 62 DOM
11. 2026-06-02
    days on market $179,000 Active 61 DOM
12. 2026-06-01
    days on market $179,000 Active 60 DOM
13. 2026-05-31
    days on market $179,000 Active 59 DOM
14. 2026-04-02
    listed $179,000 Active
15. 2026-01-02
    price $179,000
16. 2025-12-23
    price $184,000
17. 2025-12-09
    price $185,000
18. 2025-11-18
    price $189,000
19. 2025-10-26
    price $192,500
20. 2025-10-06
    price $195,000
21. 2025-08-22
    listed $199,000 Active
22. 2025-06-30
    soldstatus $111,000

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $2,737 · $228/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: $18,195
• − Mortgage interest: −$10,027
• − Property taxes: −$2,737
• − Insurance: −$895
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$5,207
• Taxable loss: −$3,582
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $337/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

+61.3% since first listed

9 events — show timeline

• 2026-04-02 Listed $179,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $179,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $184,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-09 Price Changed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $189,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-26 Price Changed $192,500 CANOPYMLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-22 Listed $199,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-30 Sold (Public Records) $111,000 Public Records

Property tax history

+22.2%/yr

Latest (2025): $2,737 · +778.5% YoY. Source: county tax records.