514 Bynum Ave · Rock Hill, SC 29732

$194,000

2 bd · 1.0 ba · 1,159 sqft · SingleFamily public records · 16 Days on market

Built 1930 6,098 sqft lot Est $269k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Priced to Sell in Rock Hill! This is your chance to grab a property in Rock Hill at an unbeatable price! Priced to sell fast, this home offers tremendous potential for those looking to renovate and flip or renovate and add to their rental portfolio. Whether you're seeking a long-term rental or a turnaround project, this is an opportunity you won’t want to miss. Act now—this deal won’t last long!

Key facts

• 6,098 sq ft lot
• Built 1930
• Listed 16 days

Property features AI

Finance

• HOA & community: No HOA; not subject to dues

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence (residential); One story; Crawl space foundation
• Construction: Site-built construction; Vinyl exterior
• Exterior features: Dirt and paved road access; Publicly maintained road

Interior

• Kitchen: Electric range, Gas oven, Gas range, Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Window unit(s) for cooling
• Interior features: 5 total rooms; Electric range, Gas oven, Gas range, Refrigerator
• Laundry & utility: Laundry on the main level

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 $58 ($696/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 $156k (19.7% below list).
• Recommended offer: $156k (19.7% 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: Richmond Drive Elementary (math 37% / reading 42%, grade F, #295 of 597 statewide, top 50%, 478 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 soft (-0.2%/yr); 370 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); 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 $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 16 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $75k; list at $194k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $155,719 (19.7% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $268,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Calhoun St	0.19mi	3/2.0 (+1)	1,164 (+0%)	4mo	$257,500	$221	78
723 Finley Rd	0.41mi	2/1.0	1,243 (+7%)	1mo	$225,000	$181	68
733 York Ave S	0.31mi	2/1.0	1,060 (-8%)	4mo	$200,000	$189	68
218 Morgan St	0.54mi	2/2.0	1,184 (+2%)	2mo	$250,000	$211	66
816 Horseman Dr	0.39mi	3/2.0 (+1)	1,100 (-5%)	1mo	$254,900	$232	64
851 Gist Rd	0.44mi	3/2.0 (+1)	1,187 (+2%)	6mo	$280,000	$236	62
1441 Spring View Ct	0.52mi	3/2.0 (+1)	1,152 (-1%)	7mo	$283,000	$246	60
1024 Westover Cir	0.30mi	3/1.0 (+1)	1,000 (-14%)	2mo	$235,000	$235	57
836 Gist Rd	0.40mi	3/2.0 (+1)	1,020 (-12%)	3mo	$249,900	$245	50
235 Florence St	0.62mi	2/2.0	1,024 (-12%)	3mo	$165,000	$161	45
226 N Columbia Ave	0.52mi	3/2.0 (+1)	1,328 (+15%)	3mo	$285,000	$215	40
15 Wright St	0.73mi	3/2.0 (+1)	1,000 (-14%)	6mo	$238,000	$238	29

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-32,384
• Equity at exit: $28,926

10-year hold

• IRR: -15.3%
• Equity multiple: 0.24×
• Total profit: $-41,402
• Equity at exit: $16,774

Cash invested: $54,320 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $58

Break-even live

Break-even rent $1,484

Max offer price $194,000

Occupancy floor 91%

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 McFadden St Rock Hill, SC	2.0	2.0	984	$1,450	$1.47	15d	1	0.33mi
1128 Westover Cir Rock Hill, SC	3.0	1.0	1119	$1,495	$1.34	24d	1	0.37mi
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,249	$1.59	2d	10	0.42mi
1247 Spring View Ct Rock Hill, SC	3.0	2.0	1248	$1,210	$0.97	20d	1	0.55mi
1292 Liberty Bell Ct Rock Hill, SC	2.0	2.5	1280	$2,200	$1.72	24d	1	0.56mi
1264 Liberty Bell Ct Rock Hill, SC	3.0	2.5	1120	$1,795	$1.60	18d	1	0.57mi
333 Friendship Dr Rock Hill, SC	3.0	2.0	1158	$1,460	$1.26	22d	1	0.60mi
1084 Constitution Park Blvd Rock Hill, SC	2.0	2.5	1338	$1,750	$1.31	22d	1	0.62mi
1037 Constitution Park Blvd Rock Hill, SC	2.0	2.5	1118	$1,570	$1.40	4d	1	0.63mi
1112 Camden Ave Unit 108 Rock Hill, SC	2.0	1.5	1000	$1,350	$1.35	24d	1	0.81mi
1112 Camden Ave Unit 104 Rock Hill, SC	2.0	1.5	1000	$1,350	$1.35	18d	1	0.81mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	0.82mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	0.86mi
244 Rhea St Rock Hill, SC	2.0	1.0	1200	$1,225	$1.02	20d	1	0.89mi
211 Garden Way Rock Hill, SC	2.0	1.0–1.5	631	$1,275	$2.02	24d	1	0.89mi
1711 Wallick Ln Rock Hill, SC	1.0–3.0	1.0–2.0	940	$1,500	$1.60	2d	1	1.01mi
175 W Black St Unit 304 Rock Hill, SC	2.0	2.0	1248	$1,685	$1.35	24d	1	1.02mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	1.02mi
175 W Black St Unit 211 Rock Hill, SC	1.0	1.0	824	$1,440	$1.75	24d	1	1.02mi
207 Friedheim Rd Rock Hill, SC	3.0	1.0	1000	$1,549	$1.55	3d	1	1.11mi
154 Shurley St #101 Rock Hill, SC	2.0	1.0	800	$1,000	$1.25	22d	1	1.14mi
180 Glenwood Dr Unit 1612 Rock Hill, SC	2.0	2.0	1275	$1,450	$1.14	24d	1	1.18mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	2d	7	1.22mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	16d	1	1.22mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	4d	33	1.29mi
608 Crawford Rd Rock Hill, SC	3.0	2.0	1400	$2,150	$1.54	22d	1	1.29mi
304 Oak Dr Rock Hill, SC	2.0	1.0	1349	$1,650	$1.22	24d	1	1.32mi
285 Herlong Ave Unit F Rock Hill, SC	2.0	1.5	992	$1,325	$1.34	24d	1	1.39mi
764 McDow Dr Rock Hill, SC	3.0	2.0	1063	$1,975	$1.86	24d	1	1.43mi
1004 Kensington Sq Rock Hill, SC	2.0	1.5	990	$1,345	$1.36	22d	4	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $194,000 Active 16 DOM
2. 2026-06-17
   pricedays on market $194,000 Active 15 DOM
3. 2026-06-16
   days on market $195,000 Active 14 DOM
4. 2026-06-15
   days on market $195,000 Active 13 DOM
5. 2026-06-13
   days on market $195,000 Active 11 DOM
6. 2026-06-09
   days on market $195,000 Active 7 DOM
7. 2026-06-08
   days on market $195,000 Active 6 DOM
8. 2026-06-07
   days on market $195,000 Active 5 DOM
9. 2026-06-04
   days on market $195,000 Active 2 DOM
10. 2026-06-03
    listed $195,000 Active 1 DOM

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$218/yr (+$18/mo · 24.6%)

ⓘ 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: $18,686
• − Mortgage interest: −$10,867
• − Property taxes: −$888
• − Insurance: −$970
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$5,644
• Taxable loss: −$2,672
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $1,338/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

+129.7% since first listed

8 events — show timeline

• 2026-06-03 Listed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-03 Listed $198,000 SPMLS
• 2025-01-08 Sold (Public Records) $75,000 Public Records
• 2025-01-08 Sold (MLS) $75,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-30 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2024-12-23 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-11-19 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2024-11-15 Listed $84,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $888 · +67.5% YoY. Source: county tax records.