323 High St · Rock Hill, SC 29730

$194,500

2 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 35 Days on market

Built 1905 9,583 sqft lot Est $273k · 29% 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bathroom home in Rock Hill. Large bedrooms and large open kitchen. Growing area with great potential. Updated home with a large kitchen with new white shaker cabinets, granite countertops and stainless steel appliances. Laminate wood floors in living room and kitchen. New carpet and padding in both bedrooms. Bathroom with new tile floors, vanity, toilet and tiled tub surround. New plumbing and lighting fixtures. New HVAC 2021, Vinyl Siding 2021, Water Heater 2021, Roof 2021. Vacant and easy to show.

Key facts

• Recent updates
• Tall ceilings
• New lvp flooring

Tags

• TALL CEILINGS
• ORIGINAL WIDE MOLDINGS
• RECENT UPDATES
• REINFORCED STRUCTURAL SUPPORT
• NEW MOISTURE BARRIER
• NEW LVP FLOORING

Property features AI

Finance

• Other: Zoning: SF-5; Lot approximately 0.22 acres; Directions: Use GPS
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Electricity connected
• Home design: Single-family residence; One level
• Construction: Site-built home; Vinyl exterior; Crawl space foundation
• Exterior features: Front porch; Roads are gravel and paved; publicly maintained

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Attic space (other); Security system; Smoke and carbon monoxide detectors
• Laundry & utility: Washer and dryer included; Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $59 ($714/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 $161k (17.1% below list).
• Recommended offer: $161k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Northside Elementary (math 42% / reading 32%, grade F, #315 of 597 statewide, top 55%, 514 students, 100% FRL); Castle Heights Middle (math 30% / reading 33%, grade F, #124 of 229 statewide, top 55%, 738 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 84% FRL vs 49% district-wide (34 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; 30 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 $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 35 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $142k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $161,319 (17.1% below list)

Questions for the listing agent

1. It's been on market 35 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 1905 — 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: 0.83% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $272,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Kimbrook Ct	0.22mi	3/2.0 (+1)	1,290 (-1%)	10mo	$272,500	$211	71
716 E Main St	0.36mi	3/1.0 (+1)	1,266 (-3%)	4mo	$226,000	$179	70
522 Keels Ave	0.67mi	3/2.0 (+1)	1,331 (+2%)	1mo	$285,400	$214	55
350 Catherine St	0.58mi	3/2.0 (+1)	1,331 (+2%)	7mo	$287,500	$216	55
348 Catherine St	0.57mi	3/2.0 (+1)	1,331 (+2%)	8mo	$285,000	$214	55
548 Flint St	0.63mi	3/2.0 (+1)	1,361 (+4%)	1mo	$265,000	$195	53
606 E Black St	0.53mi	3/1.0 (+1)	1,200 (-8%)	5mo	$179,900	$150	53
503 Old High Ct	0.59mi	3/2.0 (+1)	1,210 (-7%)	2mo	$235,000	$194	50
560 Walnut St	0.74mi	3/2.0 (+1)	1,367 (+5%)	2mo	$265,000	$194	47
535 Flint St	0.63mi	3/2.0 (+1)	1,170 (-10%)	2mo	$245,000	$209	43
1135 Princeton Rd	0.72mi	3/1.5 (+1)	1,118 (-14%)	1mo	$260,000	$233	35
724 Colonial Dr	0.75mi	3/2.0 (+1)	1,485 (+14%)	4mo	$300,000	$202	30

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-23,575
• Equity at exit: $29,001

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,321
• Equity at exit: $16,817

Cash invested: $54,460 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $59

Break-even live

Break-even rent $1,538

Max offer price $194,500

Occupancy floor 91%

Sensitivity live

Price	-10% $170	-5% $115	+0% $59	+5% $4	+10% $-51
Rent	-10% $-68	-5% $-4	+0% $59	+5% $123	+10% $187
Rate	-1.0pp $157	-0.5pp $109	base $59	+0.5pp $9	+1.0pp $-42

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	4d	1	0.15mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	0d	4	0.16mi
1058 Eastwood Dr Rock Hill, SC	2.0	1.0	1018	$1,525	$1.50	0d	1	0.25mi
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	23d	1	0.30mi
221 Hutchinson St Rock Hill, SC	2.0	1.0	1129	$1,550	$1.37	23d	1	0.35mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	6d	1	0.52mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	25d	1	0.71mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	6d	1	0.76mi
309 S Confederate Ave Rock Hill, SC	3.0	2.5	1430	$5,990	$4.19	25d	1	0.78mi
645 Stonewall Ct Rock Hill, SC	3.0	1.0	1200	$1,695	$1.41	25d	1	0.86mi
1310 Cypress Point Dr Rock Hill, SC	3.0	2.0	1186	$1,825	$1.54	25d	1	0.93mi
325 Walnut St Rock Hill, SC	3.0	1.0	1602	$1,495	$0.93	23d	1	0.96mi
589 Cedar Villa Dr Unit 589 Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	6d	1	0.99mi
721 S Spruce St Rock Hill, SC	3.0	2.0	1250	$2,050	$1.64	25d	1	1.00mi
565 Cedarvilla Dr Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	25d	1	1.02mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,116	$2.65	0d	32	1.03mi
37 Cedarvilla Dr Rock Hill, SC	3.0	2.0	1016	$1,700	$1.67	6d	1	1.05mi
241 Marion St Rock Hill, SC	2.0	1.0	1580	$1,500	$0.95	6d	1	1.11mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,450	$1.43	6d	1	1.12mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,595	$1.57	25d	1	1.12mi
304 Oak Dr Rock Hill, SC	2.0	1.0	1349	$1,650	$1.22	25d	1	1.13mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	823	$2,016	$2.45	0d	8	1.13mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	25d	1	1.16mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	18d	1	1.30mi
1000 Beverly Dr Rock Hill, SC	2.0	1.0	1116	$1,950	$1.75	0d	1	1.30mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	22d	11	1.33mi
175 W Black St Unit 304 Rock Hill, SC	2.0	2.0	1248	$1,685	$1.35	25d	1	1.33mi
503 Lucky Ct Rock Hill, SC	1.0	1.0	1532	$700	$0.46	16d	1	1.36mi
503 Lucky Ct Rock Hill, SC	1.0	1.0	1532	$795	$0.52	23d	1	1.36mi
244 Rhea St Rock Hill, SC	2.0	1.0	1200	$1,225	$1.02	22d	1	1.47mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $194,500 Pending 35 DOM
2. 2026-06-09
   days on market $194,500 Active 32 DOM
3. 2026-06-08
   days on market $194,500 Active 31 DOM
4. 2026-06-07
   pricedays on market $194,500 Active 30 DOM
5. 2026-06-04
   days on market $199,900 Active 27 DOM
6. 2026-06-03
   days on market $199,900 Active 26 DOM
7. 2026-06-02
   days on market $199,900 Active 25 DOM
8. 2026-06-01
   days on market $199,900 Active 24 DOM
9. 2026-05-31
   days on market $199,900 Active 23 DOM
10. 2026-05-08
    listed $199,900 Active
11. 2022-01-07
    soldstatus $142,500 Closed 526-char remark

    Show marketing remark (526 chars)

    2 bedroom 1 bathroom home in Rock Hill. Large bedrooms and large open kitchen. Growing area with great potential. Updated home with a large kitchen with new white shaker cabinets, granite countertops and stainless steel appliances. Laminate wood floors in living room and kitchen. New carpet and padding in both bedrooms. Bathroom with new tile floors, vanity, toilet and tiled tub surround. New plumbing and lighting fixtures. New HVAC 2021, Vinyl Siding 2021, Water Heater 2021, Roof 2021. Vacant and easy to show.

12. 2021-11-26
    historical Active Under Contract 526-char remark

    Show marketing remark (526 chars)

    2 bedroom 1 bathroom home in Rock Hill. Large bedrooms and large open kitchen. Growing area with great potential. Updated home with a large kitchen with new white shaker cabinets, granite countertops and stainless steel appliances. Laminate wood floors in living room and kitchen. New carpet and padding in both bedrooms. Bathroom with new tile floors, vanity, toilet and tiled tub surround. New plumbing and lighting fixtures. New HVAC 2021, Vinyl Siding 2021, Water Heater 2021, Roof 2021. Vacant and easy to show.

13. 2021-11-22
    price $155,000 526-char remark

    Show marketing remark (526 chars)

    2 bedroom 1 bathroom home in Rock Hill. Large bedrooms and large open kitchen. Growing area with great potential. Updated home with a large kitchen with new white shaker cabinets, granite countertops and stainless steel appliances. Laminate wood floors in living room and kitchen. New carpet and padding in both bedrooms. Bathroom with new tile floors, vanity, toilet and tiled tub surround. New plumbing and lighting fixtures. New HVAC 2021, Vinyl Siding 2021, Water Heater 2021, Roof 2021. Vacant and easy to show.

14. 2021-10-28
    price $165,000 526-char remark

    Show marketing remark (526 chars)

    2 bedroom 1 bathroom home in Rock Hill. Large bedrooms and large open kitchen. Growing area with great potential. Updated home with a large kitchen with new white shaker cabinets, granite countertops and stainless steel appliances. Laminate wood floors in living room and kitchen. New carpet and padding in both bedrooms. Bathroom with new tile floors, vanity, toilet and tiled tub surround. New plumbing and lighting fixtures. New HVAC 2021, Vinyl Siding 2021, Water Heater 2021, Roof 2021. Vacant and easy to show.

15. 2021-10-07
    listed $175,000 Active 526-char remark

    Show marketing remark (526 chars)

    2 bedroom 1 bathroom home in Rock Hill. Large bedrooms and large open kitchen. Growing area with great potential. Updated home with a large kitchen with new white shaker cabinets, granite countertops and stainless steel appliances. Laminate wood floors in living room and kitchen. New carpet and padding in both bedrooms. Bathroom with new tile floors, vanity, toilet and tiled tub surround. New plumbing and lighting fixtures. New HVAC 2021, Vinyl Siding 2021, Water Heater 2021, Roof 2021. Vacant and easy to show.

16. 2021-06-22
    price $125,000
17. 2021-06-01
    soldstatus $80,000
18. 2003-05-02
    soldstatus $44,815

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,367 · $114/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 2/10 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: $19,358
• − Mortgage interest: −$10,895
• − Property taxes: −$1,367
• − Insurance: −$972
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$5,658
• Taxable loss: −$2,632
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $1,345/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

+346.1% since first listed

9 events — show timeline

• 2026-05-08 Listed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2022-01-07 Sold (MLS) $142,500 CANOPYMLS as Distributed by MLS Grid
• 2021-11-26 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-11-22 Price Changed $155,000 CANOPYMLS as Distributed by MLS Grid
• 2021-10-28 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2021-10-07 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2021-06-22 Price Changed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2021-06-01 Sold (Public Records) $80,000 Public Records
• 2003-05-02 Sold (Public Records) $44,815 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,367 · +12.6% YoY. Source: county tax records.