810 Arlington Ave · Rock Hill, SC 29730

$89,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 52 Days on market

Built 1955 0.33 ac lot Est $150k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Cashing Out, Really Good Deal on 3 properties only for 389K! 2 properties are side-by-side. All 3 properties are in the heart of downtown Rock Hill! Two are rented month to month leases, and the other is vacant in preparation for the sale! 810 Arlington Ave - Bring your imagination for updates to this cute Cottage! 628 Morris St - Roof replaced in 2025, bathroom updated 2025! 624 Morris St - Roof replaced in 2025, windows being replaced, plumbing being updated, updated functionality of kitchen and updated bathroom!

Key facts

• 0.33 acre lot
• Built 1955
• Listed 52 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; On-street parking
• Utilities: City water; Public sewer; Cable available; Other utilities (see remarks)
• Home design: Single-family residence; Residential property; One story; Entry level: Main; Zoning: SF-5
• Construction: Site-built construction; Wood construction with other materials (see remarks); Crawl space foundation; Shallow one-story design
• Exterior features: Front porch; Other exterior features (see remarks)

Interior

• Kitchen: Electric cooktop; Electric range; Refrigerator; Other kitchen features (see remarks)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No central heating listed; other heating (see remarks); Ceiling fans; Window air conditioning units; Other cooling features (see remarks)
• Interior features: 4 rooms; Family room fireplace
• Laundry & utility: Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$150,336) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 rising fast (+5.5%/yr); 356 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $615 of loan paydown is wiped out by about $3k 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 + 5.5% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($86k) 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.55% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.32%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $150,336
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1124, 1128, 1156, 1160 Carolina Avenue Ext	0.44mi	2/1.0	690 (-1%)	22mo	$300,000	$435	60
206 Friedheim Rd	0.70mi	2/1.0	791 (+14%)	1mo	$165,000	$209	44
309 Orr Dr	0.75mi	2/1.0	794 (+14%)	2mo	$70,000	$88	40
624 Flint St	0.69mi	2/1.0	800 (+15%)	16mo	$172,500	$216	29
423 Lige St	0.60mi	3/1.0 (+1)	800 (+15%)	20mo	$223,000	$279	26
402 Jones Ave	0.71mi	2/1.5	791 (+14%)	20mo	$169,000	$214	25

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: 16.8%
• Equity multiple: 1.70×
• Total profit: $17,422
• Equity at exit: $13,270

10-year hold

• IRR: 27.2%
• Equity multiple: 3.70×
• Total profit: $67,246
• Equity at exit: $7,695

Cash invested: $24,920 (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: 356
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$467
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $443

Break-even live

Break-even rent $823

Max offer price $89,000

Occupancy floor 63%

Sensitivity live

Price	-10% $493	-5% $468	+0% $443	+5% $417	+10% $392
Rent	-10% $333	-5% $388	+0% $443	+5% $497	+10% $552
Rate	-1.0pp $487	-0.5pp $465	base $443	+0.5pp $420	+1.0pp $396

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	23d	1	0.30mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	16d	1	0.52mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	25d	1	0.75mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	12d	1	0.75mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	3d	7	0.77mi
1002 Crawford Rd Rock Hill, SC	1.0	1.0	400	$1,130	$2.83	5d	1	0.78mi
1002 Crawford Rd Unit 6 Rock Hill, SC	1.0	1.0	400	$1,050	$2.62	25d	1	0.78mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	4d	33	0.85mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	4d	37	1.28mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	4d	7	1.34mi

Listing history 20 events

1. 2026-06-21
   days on market $89,000 Active 52 DOM
2. 2026-06-18
   days on market $89,000 Active 49 DOM
3. 2026-06-17
   days on market $89,000 Active 48 DOM
4. 2026-06-16
   days on market $89,000 Active 47 DOM
5. 2026-06-15
   days on market $89,000 Active 46 DOM
6. 2026-06-13
   days on market $89,000 Active 44 DOM
7. 2026-06-09
   days on market $89,000 Active 40 DOM
8. 2026-06-08
   days on market $89,000 Active 39 DOM
9. 2026-06-07
   days on market $89,000 Active 38 DOM
10. 2026-06-04
    days on market $89,000 Active 35 DOM
11. 2026-06-03
    days on market $89,000 Active 34 DOM
12. 2026-06-02
    days on market $89,000 Active 33 DOM
13. 2026-06-01
    days on market $89,000 Active 32 DOM
14. 2026-05-31
    days on market $89,000 Active 31 DOM
15. 2026-04-30
    listed $89,000 Active
16. 2026-04-09
    listed $389,000 Active 535-char remark

    Show marketing remark (535 chars)

    Investor Cashing Out, Really Good Deal on 3 properties only for 389K! 2 properties are side-by-side. All 3 properties are in the heart of downtown Rock Hill! Two are rented month to month leases, and the other is vacant in preparation for the sale! 810 Arlington Ave - Bring your imagination for updates to this cute Cottage! 628 Morris St - Roof replaced in 2025, bathroom updated 2025! 624 Morris St - Roof replaced in 2025, windows being replaced, plumbing being updated, updated functionality of kitchen and updated bathroom!

17. 2026-04-02
    historical $389,000 535-char remark

    Show marketing remark (535 chars)

    Investor Cashing Out, Really Good Deal on 3 properties only for 389K! 2 properties are side-by-side. All 3 properties are in the heart of downtown Rock Hill! Two are rented month to month leases, and the other is vacant in preparation for the sale! 810 Arlington Ave - Bring your imagination for updates to this cute Cottage! 628 Morris St - Roof replaced in 2025, bathroom updated 2025! 624 Morris St - Roof replaced in 2025, windows being replaced, plumbing being updated, updated functionality of kitchen and updated bathroom!

18. 2022-07-18
    soldstatus $167,500
19. 2022-07-18
    soldstatus $167,500
20. 2002-04-01
    soldstatus $31,666

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,754 · $146/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,596
• − Mortgage interest: −$4,985
• − Property taxes: −$1,754
• − Insurance: −$445
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,589
• Taxable income: $4,168
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $4,312/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

+181.1% since first listed

6 events — show timeline

• 2026-04-30 Listed $89,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-09 Listed $389,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-02 Coming Soon $389,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-18 Sold (Public Records) $167,500 Public Records
• 2022-07-18 Sold (Public Records) $167,500 Public Records
• 2002-04-01 Sold (Public Records) $31,666 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,754 · +11.7% YoY. Source: county tax records.