628 Morris St · Rock Hill, SC 29730

$135,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 49 Days on market

Built 1942 3,920 sqft lot Est $192k · 30% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• 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 Cashing Out, Really Good Deal in the heart of downtown Rock Hill! Roof replaced and bathroom updated in 2025.

Key facts

• Bathroom updated
• Roof replaced
• 3,920 sq ft lot

Tags

• HEART OF DOWNTOWN ROCK HILL
• ROOF REPLACED
• BATHROOM UPDATED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence (residential); One story; Entry and living spaces on main level; Zoning: SF-5
• Construction: Site-built construction; Shingle/shake and wood exterior materials; Other construction details (see remarks); Crawl space foundation; Built on one level
• Exterior features: Publicly maintained road access; Road surfaces include concrete, dirt, and paved

Interior

• Kitchen: Electric cooktop; Electric range; Refrigerator; Other kitchen features (see remarks)
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heating: Other (see remarks); Central air; Wall unit(s); Other cooling (see remarks)
• Interior features: Family room fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1942 — 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: 1.14% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $192,240
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Cauthen St	0.16mi	2/1.0	771 (+7%)	16mo	$99,500	$129	68
455 Cummings St	0.54mi	2/1.0	750 (+4%)	1mo	$199,900	$267	67
621 Cauthen St	0.19mi	2/1.0	806 (+12%)	6mo	$215,000	$267	67
325 Laurens St	0.54mi	1/1.0 (-1)	722 (+0%)	14mo	$75,000	$104	58
304 Annafrel St	0.52mi	2/1.0	741 (+3%)	20mo	$190,000	$256	54
407 Cummings St	0.64mi	2/1.0	775 (+8%)	11mo	$207,000	$267	48
966 Spring St	0.45mi	2/1.0	775 (+8%)	23mo	$208,000	$268	48

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,069
• Equity at exit: $20,129

10-year hold

• IRR: 14.5%
• Equity multiple: 2.30×
• Total profit: $49,142
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$708
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $344

Break-even live

Break-even rent $1,108

Max offer price $135,000

Occupancy floor 73%

Sensitivity live

Price	-10% $421	-5% $383	+0% $344	+5% $306	+10% $268
Rent	-10% $222	-5% $283	+0% $344	+5% $405	+10% $466
Rate	-1.0pp $412	-0.5pp $379	base $344	+0.5pp $309	+1.0pp $274

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	11d	1	0.77mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	24d	1	0.77mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	4d	33	0.90mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	2d	7	1.03mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	15d	1	1.06mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	1.16mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	1.20mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 49 DOM
2. 2026-06-17
   days on market $135,000 Active 48 DOM
3. 2026-06-16
   days on market $135,000 Active 47 DOM
4. 2026-06-15
   days on market $135,000 Active 46 DOM
5. 2026-06-13
   days on market $135,000 Active 44 DOM
6. 2026-06-09
   days on market $135,000 Active 40 DOM
7. 2026-06-08
   days on market $135,000 Active 39 DOM
8. 2026-06-07
   days on market $135,000 Active 38 DOM
9. 2026-06-04
   days on market $135,000 Active 35 DOM
10. 2026-06-03
    days on market $135,000 Active 34 DOM
11. 2026-06-02
    days on market $135,000 Active 33 DOM
12. 2026-06-01
    days on market $135,000 Active 32 DOM
13. 2026-05-31
    days on market $135,000 Active 31 DOM
14. 2026-04-30
    listed $135,000 Active
15. 2022-07-18
    soldstatus $167,500
16. 2022-07-18
    soldstatus $167,500
17. 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $18,523
• − Mortgage interest: −$7,562
• − Property taxes: −$1,331
• − Insurance: −$675
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$3,927
• Taxable income: $2,064
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,636/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

+326.3% since first listed

4 events — show timeline

• 2026-04-30 Listed $135,000 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

+5.7%/yr

Latest (2025): $1,331 · +11.7% YoY. Source: county tax records.