1152 Carolina Avenue Ext · Rock Hill, SC 29730

$115,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 35 Days on market

Built 1930 0.25 ac lot Est $209k · 45% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Investor Special BACK ON THE MARKET! 3/1 Can Easily Be Converted To A 4/2 Home On . 25acre Lot!

Key facts

• 0.25 acre lot
• Built 1930
• Listed 35 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence (site built); One story; SF-5 zoning
• Construction: Vinyl exterior; Crawl space foundation; Site built construction
• Exterior features: Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: No appliances listed for kitchen
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: 6 total rooms; No built-in appliances listed
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 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); 348 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $795 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($112k) 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 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1930 — 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: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $209,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 S Stonewall Ave	0.39mi	3/1.0	1,050 (+5%)	0mo	$100,010	$95	72
974 Pebble Rd	0.56mi	3/1.0	1,047 (+5%)	3mo	$200,000	$191	63
227 Brice St	0.70mi	3/1.0	969 (-3%)	1mo	$247,900	$256	62
1343 Flint Hill St	0.42mi	2/1.0 (-1)	1,076 (+8%)	3mo	$115,000	$107	60
919 Jefferson Ave	0.36mi	3/1.5	1,120 (+12%)	4mo	$140,000	$125	57
724 Jefferson Ave	0.64mi	2/1.0 (-1)	942 (-5%)	0mo	$200,000	$212	56
406 Rich St	0.34mi	2/2.0 (-1)	1,100 (+10%)	4mo	$200,000	$182	54
626 S Spruce St	0.71mi	3/1.0	892 (-10%)	1mo	$217,000	$243	49
552 Locust St	0.57mi	4/1.5 (+1)	1,100 (+10%)	1mo	$237,000	$215	48
835 Rockdale St	0.45mi	3/2.0	1,142 (+15%)	3mo	$240,000	$210	48
758 Rockwood Dr	0.74mi	3/1.0	1,138 (+14%)	0mo	$170,000	$149	41
459 Green St	0.74mi	2/1.0 (-1)	887 (-11%)	1mo	$195,000	$220	41

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: 13.2%
• Equity multiple: 1.54×
• Total profit: $17,436
• Equity at exit: $17,147

10-year hold

• IRR: 23.9%
• Equity multiple: 3.32×
• Total profit: $74,665
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $499

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 65%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,708	$1.78	1d	15	0.40mi
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	21d	1	0.47mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	23d	1	0.56mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	0.88mi
207 Friedheim Rd Rock Hill, SC	3.0	1.0	1000	$1,549	$1.55	2d	1	0.98mi
1775 Cedar Post Ln Rock Hill, SC	2.0–3.0	1.5	1000	$1,650	$1.65	1d	1	1.01mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	21d	1	1.12mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	1.12mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	23d	1	1.13mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	1.13mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	4d	1	1.13mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	1d	7	1.27mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	1.31mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	1.36mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	1d	4	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 35 DOM
2. 2026-06-17
   days on market $115,000 Active 34 DOM
3. 2026-06-16
   days on market $115,000 Active 33 DOM
4. 2026-06-15
   days on market $115,000 Active 32 DOM
5. 2026-06-13
   days on market $115,000 Active 30 DOM
6. 2026-06-09
   days on market $115,000 Active 26 DOM
7. 2026-06-08
   days on market $115,000 Active 25 DOM
8. 2026-06-07
   days on market $115,000 Active 24 DOM
9. 2026-06-04
   days on market $115,000 Active 21 DOM
10. 2026-06-03
    days on market $115,000 Active 20 DOM
11. 2026-06-02
    days on market $115,000 Active 19 DOM
12. 2026-06-01
    days on market $115,000 Active 18 DOM
13. 2026-05-31
    days on market $115,000 Active 17 DOM
14. 2026-05-17
    status Active
15. 2026-04-29
    status Pending
16. 2026-04-27
    listed $115,000 Active
17. 2026-04-13
    historical $115,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,650
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,345
• Taxable income: $4,418
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,926/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

+0.0% since first listed

4 events — show timeline

• 2026-05-17 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-29 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-27 Listed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $115,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $145 · +12.6% YoY. Source: county tax records.