1014 Martin Ave · Rock Hill, SC 29730

$79,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 209 Days on market

Built 1948 10,454 sqft lot ↓ 6% 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

2 Bedroom 1 Bath Home in need of Cosmetic updates. a great investment opportunity in a great Rock Hill location. A great choice for investors looking to expand their portfolio or 1st time homebuyer in an established neighborhood, close to local amenities. Home Sold As-Is

Key facts

• Local amenities
• Rock hill location
• 0.24 acre lot

Tags

• ROCK HILL LOCATION
• ESTABLISHED NEIGHBORHOOD
• LOCAL AMENITIES

Property features AI

Finance

• Other: Zoned SF-5
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction
• Construction: Block construction; Crawl space foundation
• Exterior features: Lot roughly 0.24 acres (approximately 50 x 200); Roads are gravel and paved; publicly maintained

Interior

• Kitchen: Electric range
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Space heater; No central cooling
• Interior features: Five total rooms; Fireplace
• Laundry & utility: No laundry area specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 8 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1948 — 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: 1.66% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.34%
• DSCR: 2.26
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $271,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1124, 1128, 1156, 1160 Carolina Avenue Ext	0.13mi	2/1.0	690 (+11%)	22mo	$300,000	$435	58
246 Carroll St	0.50mi	2/1.0	534 (-14%)	21mo	$122,000	$228	35

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: 25.3%
• Equity multiple: 2.08×
• Total profit: $24,159
• Equity at exit: $11,913

10-year hold

• IRR: 34.5%
• Equity multiple: 4.54×
• Total profit: $79,308
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$419
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $528

Break-even live

Break-even rent $656

Max offer price $79,900

Occupancy floor 55%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	21d	1	0.28mi
1002 Crawford Rd Unit 6 Rock Hill, SC	1.0	1.0	400	$1,050	$2.62	23d	1	0.67mi
1002 Crawford Rd Rock Hill, SC	1.0	1.0	400	$1,130	$2.83	4d	1	0.67mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	14d	1	0.83mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	1d	7	1.06mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	23d	1	1.07mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	10d	1	1.07mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	1.16mi

Listing history 24 events

1. 2026-06-18
   days on market $79,900 Active 209 DOM
2. 2026-06-17
   days on market $79,900 Active 208 DOM
3. 2026-06-16
   days on market $79,900 Active 207 DOM
4. 2026-06-15
   days on market $79,900 Active 206 DOM
5. 2026-06-13
   statusdays on market $79,900 Active 204 DOM
6. 2026-06-09
   days on market $79,900 Active Under Contract 200 DOM
7. 2026-06-08
   days on market $79,900 Active Under Contract 199 DOM
8. 2026-06-07
   days on market $79,900 Active Under Contract 198 DOM
9. 2026-06-04
   days on market $79,900 Active Under Contract 195 DOM
10. 2026-06-03
    days on market $79,900 Active Under Contract 194 DOM
11. 2026-06-02
    days on market $79,900 Active Under Contract 193 DOM
12. 2026-06-01
    days on market $79,900 Active Under Contract 192 DOM
13. 2026-06-01
    status $79,900 Active Under Contract 191 DOM
14. 2026-05-31
    days on market $79,900 Active 191 DOM
15. 2026-05-12
    price $79,900
16. 2026-05-04
    price $84,000
17. 2026-04-17
    price $89,000
18. 2026-04-06
    price $91,000
19. 2026-03-04
    price $96,000
20. 2026-02-09
    price $99,900
21. 2026-01-14
    price $105,000
22. 2025-12-27
    price $110,000
23. 2025-11-21
    listed $115,000 Active
24. 2023-03-23
    soldstatus $85,000

ⓘ 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: $794 · $66/mo
• Projected year-2 tax: $794 · $66/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: $15,901
• − Mortgage interest: −$4,476
• − Property taxes: −$794
• − Insurance: −$400
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,324
• Taxable income: $5,363
• Est. tax owed @ 24.0%: −$1,287
• After-tax cash flow: $5,053/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

-6.0% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $79,900 CANOPYMLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $84,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $89,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $91,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $96,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $99,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $105,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-27 Price Changed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-21 Listed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2023-03-23 Sold (Public Records) $85,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $794 · +12.3% YoY. Source: county tax records.