736 Cauthen St · Rock Hill, SC 29730

$199,900

2 bd · 1.0 ba · 771 sqft · SingleFamily public records · 72 Days on market

Built 1945 7,840 sqft lot Est $197k · at est.

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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).

• Cash flow +13.6/30.0
• ARV discount +6.9/15.0
• DSCR +4.1/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home located in the heart of Rock Hill with endless potential! This property features a spacious layout, a private backyard, and a prime location close to schools, shopping, and dining. Ideal for those looking to add personal touches or for investors seeking their next project. With a little TLC, this home could truly shine. Don’t miss out on this fantastic opportunity!

Key facts

• 7,840 sq ft lot
• Built 1945
• Listed 71 days

Property features AI

Finance

• Other: Directions available
• HOA & community: Has an HOA (membership optional)

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Site-built construction; Zoned SF-5
• Construction: Asbestos and vinyl exterior materials; Crawl space foundation
• Exterior features: Covered patio/porch; Deck; Patio; Cleared, level lot; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Attic access (other); Insulated windows; 5 total rooms
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup; Laundry room located on the main level; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $10 ($125/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 $157k (21.3% below list).
• Recommended offer: $157k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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 72 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $100k; list at $200k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $157,229 (21.3% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $197,376
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Cauthen St	0.00mi	2/1.0	771 (0%)	16mo	$99,500	$129	87
621 Cauthen St	0.14mi	2/1.0	806 (+4%)	5mo	$215,000	$267	81
455 Cummings St	0.40mi	2/1.0	750 (-3%)	1mo	$199,900	$267	76
966 Spring St	0.29mi	2/1.0	775 (+0%)	23mo	$208,000	$268	67
407 Cummings St	0.51mi	2/1.0	775 (+0%)	11mo	$207,000	$267	66
612 Cauthen St	0.17mi	2/1.0	877 (+14%)	10mo	$180,000	$205	61
304 Annafrel St	0.52mi	2/1.0	741 (-4%)	20mo	$190,000	$256	52
315 Rivers St	0.58mi	2/1.0	872 (+13%)	11mo	$212,050	$243	42
325 Laurens St	0.70mi	1/1.0 (-1)	722 (-6%)	14mo	$75,000	$104	40

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-27,695
• Equity at exit: $29,806

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,805
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $10

Break-even live

Break-even rent $1,559

Max offer price $199,900

Occupancy floor 94%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	21d	1	0.29mi
1058 Eastwood Dr Rock Hill, SC	2.0	1.0	1018	$1,595	$1.57	21d	1	0.57mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	23d	1	0.61mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	1d	4	0.61mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,595	$1.57	23d	1	0.68mi
316 Piedmont St Rock Hill, SC	2.0	1.5	1014	$1,450	$1.43	4d	1	0.68mi
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	2d	1	0.69mi
1000 Beverly Dr Rock Hill, SC	2.0	1.0	1116	$2,150	$1.93	12d	1	0.79mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	23d	1	0.82mi
130 Reid St Rock Hill, SC	1.0	1.0	600	$1,075	$1.79	10d	1	0.82mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	21d	1	0.88mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	4d	1	0.88mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	0.89mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	23d	1	0.89mi
589 Cedar Villa Dr Unit 589 Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	4d	1	0.90mi
565 Cedarvilla Dr Rock Hill, SC	2.0	1.0	891	$1,395	$1.57	23d	1	0.90mi
37 Cedarvilla Dr Rock Hill, SC	3.0	2.0	1016	$1,700	$1.67	4d	1	0.97mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	16d	1	0.97mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	3d	33	0.99mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	4d	1	1.02mi
234 Saluda St Rock Hill, SC	1.0	1.0	528	$950	$1.80	14d	1	1.12mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	1d	7	1.12mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	4d	1	1.20mi
378 Technology Center Way Rock Hill, SC	1.0	1.0	622	$1,720	$2.77	3d	7	1.29mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	1.30mi
175 W Black St Unit 211 Rock Hill, SC	1.0	1.0	824	$1,440	$1.75	23d	1	1.30mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	1.32mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	10d	1	1.46mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	12d	1	1.46mi

Listing history 17 events

1. 2026-06-07
   days on market $199,900 Active 72 DOM
2. 2026-06-04
   days on market $199,900 Active 69 DOM
3. 2026-06-03
   days on market $199,900 Active 68 DOM
4. 2026-06-02
   pricedays on market $199,900 Active 67 DOM
5. 2026-06-01
   days on market $210,000 Active 66 DOM
6. 2026-05-31
   pricedays on market $210,000 Active 65 DOM
7. 2026-05-14
   status Active
8. 2026-04-29
   status Pending
9. 2026-04-09
   price $212,000
10. 2026-03-27
    price $203,500
11. 2026-03-13
    listed $204,000 Active
12. 2026-03-09
    historical $204,000
13. 2025-03-06
    soldstatus $99,500 Closed 387-char remark

    Show marketing remark (387 chars)

    Charming home located in the heart of Rock Hill with endless potential! This property features a spacious layout, a private backyard, and a prime location close to schools, shopping, and dining. Ideal for those looking to add personal touches or for investors seeking their next project. With a little TLC, this home could truly shine. Don’t miss out on this fantastic opportunity!

14. 2025-03-06
    soldstatus $99,500

    Show marketing remark (387 chars)

    Charming home located in the heart of Rock Hill with endless potential! This property features a spacious layout, a private backyard, and a prime location close to schools, shopping, and dining. Ideal for those looking to add personal touches or for investors seeking their next project. With a little TLC, this home could truly shine. Don’t miss out on this fantastic opportunity!

15. 2025-02-03
    historical Active Under Contract 387-char remark

    Show marketing remark (387 chars)

    Charming home located in the heart of Rock Hill with endless potential! This property features a spacious layout, a private backyard, and a prime location close to schools, shopping, and dining. Ideal for those looking to add personal touches or for investors seeking their next project. With a little TLC, this home could truly shine. Don’t miss out on this fantastic opportunity!

16. 2025-01-30
    listed $115,000 Active 387-char remark

    Show marketing remark (387 chars)

    Charming home located in the heart of Rock Hill with endless potential! This property features a spacious layout, a private backyard, and a prime location close to schools, shopping, and dining. Ideal for those looking to add personal touches or for investors seeking their next project. With a little TLC, this home could truly shine. Don’t miss out on this fantastic opportunity!

17. 2004-12-29
    soldstatus $25,000

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 ≥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: $18,867
• − Mortgage interest: −$11,198
• − Property taxes: −$1,201
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$5,815
• Taxable loss: −$3,365
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $932/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

+748.0% since first listed

11 events — show timeline

• 2026-05-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-29 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $212,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $203,500 CANOPYMLS as Distributed by MLS Grid
• 2026-03-13 Listed $204,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-09 Coming Soon $204,000 CANOPYMLS as Distributed by MLS Grid
• 2025-03-06 Sold (Public Records) $99,500 Public Records
• 2025-03-06 Sold (MLS) $99,500 CANOPYMLS as Distributed by MLS Grid
• 2025-02-03 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-01-30 Listed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2004-12-29 Sold (Public Records) $25,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,201 · +11.7% YoY. Source: county tax records.