206 Friedheim Rd · Rock Hill, SC 29730

$165,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 298 Days on market

Built 1945 8,276 sqft lot Est $174k · 5% 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 +18.8/30.0
• ARV discount +9.8/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• 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

This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

Key facts

• Large backyard
• New roof
• 8,276 sq ft lot

Tags

• NEW ROOF
• LARGE BACKYARD
• DEDICATED STORAGE SHED
• CLOSE TO WINTHROP UNIVERSITY
• CLOSE TO FOUNTAIN PARK

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Shared driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Residential property; One story; Entry level: main
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation
• Exterior features: Front porch; Publicly maintained road access; Road surfaces: dirt, gravel and paved

Interior

• Kitchen: Dishwasher; Electric oven and range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: 5 total rooms; Dishwasher; Electric oven; Electric range; Electric water heater; Microwave; Refrigerator; Washer and dryer; Carpet flooring; Linoleum flooring; Vinyl flooring
• Laundry & utility: Washer and dryer in common area on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $153k (7.4% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: York Road Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 438 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; 27 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 298 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 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 1945 — 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: 0.93% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $173,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Friedheim Rd	0.00mi	2/1.0	791 (+1%)	1mo	$165,000	$209	97
309 Orr Dr	0.24mi	2/1.0	794 (+2%)	2mo	$70,000	$88	84
358 Orr Dr	0.25mi	2/1.0	803 (+3%)	2mo	$206,000	$257	82
66 Reynolds St	0.30mi	2/1.0	754 (-3%)	6mo	$183,000	$243	76
214 Orr Dr	0.22mi	2/1.0	864 (+11%)	2mo	$120,000	$139	70
329 Arnold St	0.39mi	3/1.0 (+1)	786 (+1%)	7mo	$160,000	$204	70
420 Byars St	0.27mi	2/1.0	701 (-10%)	8mo	$175,000	$250	64
225 Baker St	0.28mi	2/1.0	853 (+9%)	12mo	$195,000	$229	62
457 Fewell St	0.40mi	3/2.0 (+1)	824 (+6%)	3mo	$183,500	$223	60
325 Orr Dr	0.25mi	2/1.0	870 (+12%)	11mo	$164,900	$190	60
339 Arnold St	0.40mi	2/1.0	715 (-8%)	10mo	$180,000	$252	59
459 Green St	0.50mi	2/1.0	887 (+14%)	1mo	$195,000	$220	53

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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-12,251
• Equity at exit: $24,602

10-year hold

• IRR: 5.3%
• Equity multiple: 1.43×
• Total profit: $19,972
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$865
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $165

Break-even live

Break-even rent $1,318

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	2d	1	0.06mi
175 W Black St Unit 211 Rock Hill, SC	1.0	1.0	824	$1,440	$1.75	23d	1	0.50mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	19d	11	0.50mi
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	21d	1	0.55mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	1d	7	0.62mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	14d	1	0.66mi
216 McFadden St Rock Hill, SC	2.0	2.0	984	$1,450	$1.47	14d	1	0.74mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	0.76mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	2d	37	0.86mi
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,249	$1.59	1d	10	0.91mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	2d	7	0.94mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	23d	1	0.95mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	10d	1	0.95mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	19d	1	0.98mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	23d	1	0.98mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	21d	1	1.08mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	1.08mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	23d	1	1.13mi
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,478	$1.54	1d	15	1.17mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	1.21mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	15d	1	1.22mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	23d	1	1.25mi
1128 Westover Cir Rock Hill, SC	3.0	1.0	1119	$1,495	$1.34	23d	1	1.26mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	4d	1	1.39mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	1d	4	1.49mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,450	$1.43	4d	1	1.49mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,595	$1.57	23d	1	1.49mi

Listing history 39 events

1. 2026-05-02
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-13
   price $165,000
4. 2026-01-06
   price $167,000
5. 2025-11-18
   price $169,000
6. 2025-11-07
   price $175,000
7. 2025-10-02
   price $179,000
8. 2025-09-04
   price $185,000
9. 2025-08-19
   price $190,000
10. 2025-07-25
    price $195,000
11. 2025-07-07
    listed $200,000 Active
12. 2025-05-16
    price $167,000
13. 2025-04-18
    price $170,000
14. 2025-04-11
    listed $176,000 Active
15. 2025-04-08
    historical
16. 2022-05-02
    soldstatus $150,000
17. 2022-04-29
    soldstatus $150,000 Closed 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

18. 2022-03-22
    historical Active Under Contract 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

19. 2022-03-14
    price $149,900 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

20. 2022-02-14
    price $154,900 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

21. 2022-01-21
    status Active 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

22. 2021-12-23
    historical Active Under Contract 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

23. 2021-12-21
    status Active 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

24. 2021-11-19
    historical Active Under Contract 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

25. 2021-11-12
    price $159,900 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

26. 2021-11-05
    price $165,000 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

27. 2021-10-27
    price $169,900 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

28. 2021-10-08
    listed $175,000 Active 835-char remark

    Show marketing remark (835 chars)

    This adorable updated cottage is located in an established neighborhood close to Downtown Rock Hill. It would make a great starter home or investment property! The home features a new roof, new HVAC, new electrical, and new plumbing! The front porch welcomes you home. As you enter, you're greeted by new carpet & fresh paint. The renovated eat-in kitchen boasts new luxury vinyl plank flooring, new stainless steel appliances, & new cabinetry. Completing the floor plan are 2 bedrooms & a bathroom. The back porch & large partially-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. You'll also find 2 sheds, which are a great place for storing your tools & lawn equipment. Conveniently located near shopping, dining, & Downtown Rock Hill. Come see your new home, today!

29. 2021-03-26
    soldstatus $46,000
30. 2021-03-05
    soldstatus $46,000 Closed
31. 2021-02-12
    historical Active Under Contract
32. 2021-02-04
    status Active
33. 2021-02-04
    price $48,000
34. 2021-02-03
    historical
35. 2021-01-26
    status Pending
36. 2021-01-08
    status Active
37. 2021-01-07
    historical Active Under Contract
38. 2020-12-29
    listed $55,000 Active
39. 2020-12-26
    historical $55,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/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: $18,326
• − Mortgage interest: −$9,243
• − Property taxes: −$1,283
• − Insurance: −$825
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$4,800
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $2,167/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

+200.0% since first listed

39 events — show timeline

• 2026-05-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-30 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $167,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $169,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $179,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $190,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-07 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $167,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-18 Price Changed $170,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-11 Listed $176,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-08 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2022-05-02 Sold (Public Records) $150,000 Public Records
• 2022-04-29 Sold (MLS) $150,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-22 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-03-14 Price Changed $149,900 CANOPYMLS as Distributed by MLS Grid
• 2022-02-14 Price Changed $154,900 CANOPYMLS as Distributed by MLS Grid
• 2022-01-21 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-12-23 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-12-21 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-11-19 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-11-12 Price Changed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2021-11-05 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2021-10-27 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2021-10-08 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2021-03-26 Sold (Public Records) $46,000 Public Records
• 2021-03-05 Sold (MLS) $46,000 CANOPYMLS as Distributed by MLS Grid
• 2021-02-12 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-02-04 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-02-04 Price Changed $48,000 CANOPYMLS as Distributed by MLS Grid
• 2021-02-03 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2021-01-26 Pending — CANOPYMLS as Distributed by MLS Grid
• 2021-01-08 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-01-07 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-12-29 Listed $55,000 CANOPYMLS as Distributed by MLS Grid
• 2020-12-26 Coming Soon $55,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,283 · +0.6% YoY. Source: county tax records.