1143 Calhoun St · Rock Hill, SC 29732

$81,000

2 bd · 1.0 ba · 718 sqft · SingleFamily public records · 151 Days on market

Built 1920 0.29 ac lot ↓ 15% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is a prime real estate opportunity, being sold "as is". The ideal fix and flip. No repairs or improvements will be made by the seller. Featuring 2 bedrooms and 1 bathroom, this home awaits your personal touch and creative vision. The seller has never lived in the property as it has been rented for several years. This property presents endless potential for investors or homeowners looking to customize and transform it into passive income for years to come. Don't miss out on this rare investment property with so much promise!

Key facts

• 0.29 acre lot
• Built 1920
• Listed 150 days

Property features AI

Finance

• Other: Zoning: MF-15; Lot size: 0.29 acres
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One story; Slab foundation; Residential property
• Construction: Construction materials: N/A
• Exterior features: Road surfaces include dirt and paved; Publicly maintained road

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; No cooling listed
• Interior features: Fireplace; Room count: 1
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: 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 soft (-0.2%/yr); 370 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $560 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.95% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $174,474
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Soulsville St	0.59mi	2/1.0	720 (+0%)	15mo	$175,000	$243	59
324 Bynum Ave	0.22mi	2/1.0	800 (+11%)	16mo	$60,000	$75	57
164 Bynum Ave	0.54mi	2/1.0	679 (-5%)	22mo	$178,000	$262	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 2.36×
• Total profit: $30,910
• Equity at exit: $12,077

10-year hold

• IRR: 39.0%
• Equity multiple: 4.16×
• Total profit: $71,606
• Equity at exit: $7,003

Cash invested: $22,680 (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 29732

• Rents YoY: -0.2%
• Active inventory: 370
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$425
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $765

Break-even live

Break-even rent $615

Max offer price $81,000

Occupancy floor 47%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,249	$1.59	2d	10	0.46mi
211 Garden Way Rock Hill, SC	2.0	1.0–1.5	631	$1,275	$2.02	24d	1	0.82mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	0.89mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	0.92mi
1711 Wallick Ln Rock Hill, SC	1.0–3.0	1.0–2.0	940	$1,500	$1.60	2d	1	0.94mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	2d	7	1.30mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	4d	33	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $81,000 Active 151 DOM
2. 2026-06-17
   days on market $81,000 Active 150 DOM
3. 2026-06-16
   days on market $81,000 Active 149 DOM
4. 2026-06-15
   days on market $81,000 Active 148 DOM
5. 2026-06-13
   days on market $81,000 Active 146 DOM
6. 2026-06-09
   days on market $81,000 Active 142 DOM
7. 2026-06-08
   days on market $81,000 Active 141 DOM
8. 2026-06-07
   days on market $81,000 Active 140 DOM
9. 2026-06-04
   days on market $81,000 Active 137 DOM
10. 2026-06-03
    days on market $81,000 Active 136 DOM
11. 2026-06-02
    days on market $81,000 Active 135 DOM
12. 2026-06-01
    days on market $81,000 Active 134 DOM
13. 2026-05-31
    days on market $81,000 Active 133 DOM
14. 2026-03-11
    price $81,000
15. 2026-01-19
    listed $95,000 Active
16. 2026-01-17
    historical $95,000

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $462 · $38/mo
• Expected delta: +$135/yr (+$11/mo · 41.5%)

ⓘ 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 · 15 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: $18,992
• − Mortgage interest: −$4,537
• − Property taxes: −$326
• − Insurance: −$405
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$2,356
• Taxable income: $8,328
• Est. tax owed @ 24.0%: −$1,999
• After-tax cash flow: $7,176/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): 57,675
• Household income: $84,937
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1774.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -257.27%
• Current HPI: 239.0701
• Rent YoY: ▼ -0.25%
• 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

-14.7% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $81,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-19 Listed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-17 Coming Soon $95,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $326 · +11.7% YoY. Source: county tax records.