1784 Ebenezer Rd Unit D · Rock Hill, SC 29732

$169,900

3 bd · 2.0 ba · 1,400 sqft · Condo public records · 314 Days on market

Built 1979 $237/mo HOA · 13% of rent

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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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +3.5/10.0
• 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

Welcome to this beautifully updated 3-bedroom, 2-bath condo located just minutes from shopping, dining, and Winthrop University. This inviting home features a completely renovated kitchen with sleek granite countertops, a modern tile backsplash, and stainless steel appliances that elevate the space. Luxury vinyl plank flooring flows throughout the main level, and both bathrooms have been tastefully refreshed. The open living and dining area offers great natural light and leads to a private patio – perfect for relaxing or entertaining. Ideal for homeowners or investors, this move-in ready unit combines modern touches with a prime location.

Key facts

• Renovated kitchen
• Private patio
• Granite countertops

Tags

• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• PRIVATE PATIO

Property features AI

Finance

• HOA & community: Mandatory HOA (New Town) with monthly fee of $237.90

Exterior

• Parking: Assigned parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; Public sewer
• Home design: Residential condominium; Site-built construction; One story; Entry level: 1
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 8 total rooms; Living room fireplace; Carbon monoxide and smoke detectors
• Laundry & utility: Inside laundry in a laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• 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: Ebinport Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 459 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 80% FRL vs 49% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 370 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $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 314 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $149,512 (12.0% 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 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-35,515
• Equity at exit: $25,333

10-year hold

• IRR: -31.2%
• Equity multiple: -0.15×
• Total profit: $-54,513
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$891
• Tax from tax record: −$304 /mo · $3,646/yr
• Insurance: −$71
• HOA: −$237
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-44

Break-even live

Break-even rent $1,902

Max offer price $162,125

Occupancy floor 97%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1837 Ebenezer Rd Rock Hill, SC	2.0	1.5	1150	$1,350	$1.17	24d	1	0.19mi
1933 Ebenezer Rd Rock Hill, SC	2.0	1.5	953	$1,450	$1.52	24d	1	0.33mi
180 Glenwood Dr Unit 1612 Rock Hill, SC	2.0	2.0	1275	$1,450	$1.14	24d	1	0.48mi
650 Melville Dr Rock Hill, SC	3.0	2.5	1759	$2,250	$1.28	24d	1	0.49mi
650 Melville Dr Rock Hill, SC	3.0	2.5	1759	$2,250	$1.28	4d	1	0.49mi
648 Melville Dr Rock Hill, SC	3.0	2.5	1759	$2,250	$1.28	24d	1	0.51mi
565 Stockton Way Rock Hill, SC	3.0	2.5	1770	$3,500	$1.98	24d	1	0.51mi
1004 Kensington Sq Rock Hill, SC	2.0	1.5	990	$1,345	$1.36	22d	4	0.60mi
285 Herlong Ave Unit F Rock Hill, SC	2.0	1.5	992	$1,325	$1.34	24d	1	0.62mi
1750 Ridgefield Ct Rock Hill, SC	3.0	2.0	1676	$2,100	$1.25	22d	1	0.73mi
308 Voldemort St Rock Hill, SC	3.0	2.0	1800	$2,195	$1.22	15d	2	0.89mi
332 Voldemort St Rock Hill, SC	3.0	2.0	1800	$2,195	$1.22	2d	2	0.94mi
2351 Ridgerock Ln Rock Hill, SC	3.0	2.0	1320	$1,595	$1.21	24d	1	0.97mi
1084 Constitution Park Blvd Rock Hill, SC	2.0	2.5	1338	$1,750	$1.31	22d	1	1.04mi
325 Hancock Union Ln Rock Hill, SC	3.0	2.5	1506	$2,400	$1.59	22d	1	1.04mi
1037 Constitution Park Blvd Rock Hill, SC	2.0	2.5	1118	$1,570	$1.40	4d	1	1.05mi
1878 Gingercake Cir Rock Hill, SC	1.0–3.0	1.0–2.0	1088	$1,775	$1.63	2d	18	1.08mi
1264 Liberty Bell Ct Rock Hill, SC	3.0	2.5	1120	$1,795	$1.60	18d	1	1.09mi
1292 Liberty Bell Ct Rock Hill, SC	2.0	2.5	1280	$2,200	$1.72	24d	1	1.09mi
1247 Spring View Ct Rock Hill, SC	3.0	2.0	1248	$1,210	$0.97	20d	1	1.11mi
2051 McGee Rd Rock Hill, SC	2.0	2.0	1000	$1,349	$1.35	3d	3	1.14mi
764 McDow Dr Rock Hill, SC	3.0	2.0	1063	$1,975	$1.86	24d	1	1.17mi
2172 Ebinport Rd Rock Hill, SC	1.0–2.0	1.0–2.0	840	$1,525	$1.82	24d	1	1.23mi
1112 Camden Ave Unit 104 Rock Hill, SC	2.0	1.5	1000	$1,350	$1.35	18d	1	1.23mi
1112 Camden Ave Unit 108 Rock Hill, SC	2.0	1.5	1000	$1,350	$1.35	24d	1	1.23mi
760 Goudlock Rd Rock Hill, SC	3.0	2.0	1740	$2,245	$1.29	24d	1	1.40mi
1042 Bose Ave Rock Hill, SC	2.0	1.0	900	$1,295	$1.44	24d	1	1.43mi

HOA detail condo

• Monthly dues: $237 · $2,844/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 314 DOM
2. 2026-06-17
   days on market $169,900 Active 313 DOM
3. 2026-06-16
   days on market $169,900 Active 312 DOM
4. 2026-06-15
   days on market $169,900 Active 311 DOM
5. 2026-06-13
   days on market $169,900 Active 309 DOM
6. 2026-06-09
   days on market $169,900 Active 305 DOM
7. 2026-06-08
   days on market $169,900 Active 304 DOM
8. 2026-06-07
   days on market $169,900 Active 303 DOM
9. 2026-06-04
   days on market $169,900 Active 300 DOM
10. 2026-06-03
    days on market $169,900 Active 299 DOM
11. 2026-06-02
    days on market $169,900 Active 298 DOM
12. 2026-06-01
    days on market $169,900 Active 297 DOM
13. 2026-05-31
    days on market $169,900 Active 296 DOM
14. 2026-05-13
    price $169,900
15. 2026-04-20
    price $179,900
16. 2026-04-01
    price $184,900
17. 2026-02-13
    status Active
18. 2025-12-30
    historical Active Under Contract
19. 2025-10-16
    price $189,900
20. 2025-09-30
    price $199,900
21. 2025-09-16
    price $209,900
22. 2025-08-07
    listed $219,900 Active
23. 2023-03-30
    soldstatus $75,000
24. 2002-08-08
    soldstatus $76,500

ⓘ 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: $3,646 · $304/mo
• Projected year-2 tax: $3,646 · $304/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,156
• − Mortgage interest: −$9,517
• − Property taxes: −$3,646
• − Insurance: −$850
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$2,844
• − Depreciation: −$4,943
• Taxable loss: −$3,188
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $237/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

+122.1% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $179,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $184,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-13 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-30 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $189,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $209,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-07 Listed $219,900 CANOPYMLS as Distributed by MLS Grid
• 2023-03-30 Sold (Public Records) $75,000 Public Records
• 2002-08-08 Sold (Public Records) $76,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,646 · +11.7% YoY. Source: county tax records.