215 Friedheim Rd · Rock Hill, SC 29730

$84,900

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 150 Days on market

Built 1950 7,405 sqft lot ↓ 15% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

BACK ON THE MARKET. This property is a prime real estate opportunity, being sold "as is". The ideal fix and flip. No repairs or improvements will be made by the seller. Featuring 3 bedrooms and 1 bathroom, plus an additional room that could be used as a 4th bedroom. This home awaits your personal touch and creative vision. The seller has never lived in the property as it has been rented for several years. This property presents endless potential for investors or homeowners looking to customize and transform it into passive income for years to come. Don't miss out on this rare investment property with so much promise!

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 150 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water; Public sewer
• Home design: Single-family residence (site built); One story
• Construction: Aluminum and full brick exterior; Crawl space foundation
• Exterior features: Lot approximately 0.17 acres; Roads are a mix of dirt and paved; Publicly maintained road

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air conditioning; One room count listed
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $587 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1950 — 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: 2.00% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.05%
• DSCR: 2.60
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $227,458
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Simpson St	0.03mi	3/1.0	961 (-11%)	2mo	$167,800	$175	79
251 Baker St	0.25mi	3/2.0	1,050 (-3%)	4mo	$256,700	$244	77
426 Williamson St	0.39mi	3/2.0	1,081 (+0%)	4mo	$204,000	$189	74
417 Baker Street Ext	0.35mi	3/2.0	1,008 (-6%)	1mo	$211,000	$209	68
357 Barnes St	0.44mi	3/1.0	962 (-11%)	3mo	$225,000	$234	59
816 Horseman Dr	0.72mi	3/2.0	1,100 (+2%)	1mo	$254,900	$232	58
227 Brice St	0.53mi	3/1.0	969 (-10%)	1mo	$247,900	$256	58
919 Jefferson Ave	0.67mi	3/1.5	1,120 (+4%)	4mo	$140,000	$125	57
235 Florence St	0.50mi	2/2.0 (-1)	1,024 (-5%)	3mo	$165,000	$161	57
406 Rich St	0.74mi	2/2.0 (-1)	1,100 (+2%)	4mo	$200,000	$182	50
218 Morgan St	0.55mi	2/2.0 (-1)	1,184 (+10%)	2mo	$250,000	$211	48
724 Jefferson Ave	0.63mi	2/1.0 (-1)	942 (-13%)	0mo	$200,000	$212	44

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: 34.7%
• Equity multiple: 2.52×
• Total profit: $36,223
• Equity at exit: $12,659

10-year hold

• IRR: 42.9%
• Equity multiple: 5.61×
• Total profit: $109,515
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$445
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $714

Break-even live

Break-even rent $797

Max offer price $84,900

Occupancy floor 53%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	0.04mi
608 Crawford Rd Rock Hill, SC	3.0	2.0	1400	$2,150	$1.54	22d	1	0.21mi
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	22d	1	0.52mi
244 Rhea St Rock Hill, SC	2.0	1.0	1200	$1,225	$1.02	20d	1	0.54mi
333 Friendship Dr Rock Hill, SC	3.0	2.0	1158	$1,460	$1.26	22d	1	0.54mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	0.59mi
175 W Black St Unit 304 Rock Hill, SC	2.0	2.0	1248	$1,685	$1.35	24d	1	0.59mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	1d	7	0.71mi
216 McFadden St Rock Hill, SC	2.0	2.0	984	$1,450	$1.47	14d	1	0.79mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	0.84mi
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,349	$1.71	2d	10	0.92mi
309 S Confederate Ave Rock Hill, SC	3.0	2.5	1430	$5,990	$4.19	24d	1	0.93mi
721 S Spruce St Rock Hill, SC	3.0	2.0	1250	$2,050	$1.64	24d	1	0.93mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	0.94mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	1.04mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	24d	1	1.04mi
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,708	$1.78	1d	15	1.10mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	1.13mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	22d	1	1.13mi
645 Stonewall Ct Rock Hill, SC	3.0	1.0	1200	$1,695	$1.41	24d	1	1.18mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	24d	1	1.21mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	1.23mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	24d	1	1.25mi
304 Oak Dr Rock Hill, SC	2.0	1.0	1349	$1,650	$1.22	24d	1	1.26mi
1128 Westover Cir Rock Hill, SC	3.0	1.0	1119	$1,495	$1.34	24d	1	1.27mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	16d	1	1.31mi
221 Hutchinson St Rock Hill, SC	2.0	1.0	1129	$1,550	$1.37	22d	1	1.37mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	4d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 150 DOM
2. 2026-06-17
   statusdays on market $84,900 Active 149 DOM
3. 2026-06-16
   days on market $84,900 Active Under Contract 148 DOM
4. 2026-06-15
   days on market $84,900 Active Under Contract 147 DOM
5. 2026-06-13
   days on market $84,900 Active Under Contract 145 DOM
6. 2026-06-09
   days on market $84,900 Active Under Contract 141 DOM
7. 2026-06-08
   days on market $84,900 Active Under Contract 140 DOM
8. 2026-06-07
   days on market $84,900 Active Under Contract 139 DOM
9. 2026-06-04
   days on market $84,900 Active Under Contract 136 DOM
10. 2026-06-03
    days on market $84,900 Active Under Contract 135 DOM
11. 2026-06-02
    days on market $84,900 Active Under Contract 134 DOM
12. 2026-06-01
    days on market $84,900 Active Under Contract 133 DOM
13. 2026-05-31
    days on market $84,900 Active Under Contract 132 DOM
14. 2026-04-24
    status Active
15. 2026-03-21
    historical Active Under Contract
16. 2026-03-11
    price $84,900
17. 2026-01-19
    listed $99,700 Active

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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: $20,412
• − Mortgage interest: −$4,756
• − Property taxes: −$1,788
• − Insurance: −$424
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$2,470
• Taxable income: $7,708
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $6,721/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

-14.8% since first listed

4 events — show timeline

• 2026-04-24 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-21 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $84,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-19 Listed $99,700 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $1,788 · -1.5% YoY. Source: county tax records.