1025 S Jones Avenue Ext · Rock Hill, SC 29730

$150,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 329 Days on market

Built 1971 10,454 sqft lot Est $197k · 24% under

---

Why this score? — see what drove the C+ 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• 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

Discover this charming 3-bedroom, 1-bathroom ranch-style home in Stoneybrook Estates. Whether you're a first-time homebuyer looking for a solid foundation to personalize or an investor seeking a promising opportunity, this property offers incredible potential. Its cozy layout and great bones make it the perfect canvas for your vision. Don't miss out on this chance to own a piece of Rock Hill – it won't last long!

Key facts

• 0.24 acre lot
• Built 1971
• Listed 329 days

Property features AI

Finance

• HOA & community: No HOA or dues

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One story; Completed development
• Construction: Brick full exterior; Crawl space foundation
• Exterior features: 70 x 150 lot dimensions; Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: No appliances listed for the kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 4 total rooms; Tile and wood flooring; No built-in appliances listed
• Laundry & utility: No laundry hookups or features specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: employment D+, crime D-, amenities 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.
• Zoned schools: Sunset Park Center For Accelerated Studies (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 491 students, 100% FRL); Rawlinson Road Middle (math 23% / reading 34%, grade F, #144 of 229 statewide, top 63%, 661 students, 100% FRL); South Pointe High (math 47% / reading 77%, grade B-, #99 of 196 statewide, top 53%, 1,196 students, 60% FRL) — zoned schools average 87% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 355 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $150k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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 1971 — 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: 1.06% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $197,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
974 Pebble Rd	0.03mi	3/1.0	1,047 (+13%)	3mo	$200,000	$191	74
1035 S Stonewall Ave	0.15mi	3/1.0	1,050 (+14%)	1mo	$100,010	$95	70
626 S Spruce St	0.53mi	3/1.0	892 (-4%)	1mo	$217,000	$243	69
1053 Stoneybrook Ln	0.10mi	3/1.5	1,061 (+15%)	8mo	$210,000	$198	62
724 Jefferson Ave	0.68mi	2/1.0 (-1)	942 (+2%)	0mo	$200,000	$212	60
424 Keels Ave	0.63mi	3/1.0	979 (+6%)	2mo	$235,000	$240	60
974 Sylvia Cir	0.24mi	3/1.0	1,050 (+14%)	8mo	$178,000	$170	59
506 Locust St	0.36mi	3/2.0	994 (+8%)	11mo	$259,000	$261	58
409 Jones Ave S	0.65mi	2/1.0 (-1)	894 (-3%)	8mo	$223,000	$249	52
330 Stonewall Ave S	0.71mi	2/2.0 (-1)	954 (+3%)	2mo	$208,500	$219	51
1212 Frank Ext	0.66mi	3/2.0	995 (+8%)	10mo	$210,000	$211	44
407 Keels Ave	0.67mi	2/1.0 (-1)	844 (-9%)	10mo	$180,000	$213	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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,668
• Equity at exit: $22,365

10-year hold

• IRR: 9.4%
• Equity multiple: 1.81×
• Total profit: $33,852
• Equity at exit: $12,969

Cash invested: $42,000 (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: 355
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$787
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $243

Break-even live

Break-even rent $1,284

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $328	-5% $285	+0% $243	+5% $201	+10% $158
Rent	-10% $117	-5% $180	+0% $243	+5% $306	+10% $369
Rate	-1.0pp $319	-0.5pp $281	base $243	+0.5pp $204	+1.0pp $165

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	25d	1	0.09mi
1077 Henderson St Rock Hill, SC	2.0	2.0	900	$1,395	$1.55	0d	1	0.51mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	6d	1	0.51mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	6d	1	0.73mi
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	23d	1	0.79mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	6d	1	0.87mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	23d	1	0.87mi
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,708	$1.78	0d	15	0.88mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	22d	1	0.94mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	25d	1	0.94mi
1444 Edgewood Dr Rock Hill, SC	2.0	1.0	800	$1,500	$1.88	0d	1	0.97mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	0d	4	1.12mi
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	4d	1	1.18mi
1775 Cedar Post Ln Rock Hill, SC	2.0–3.0	1.5	1000	$1,650	$1.65	0d	1	1.21mi
207 Friedheim Rd Rock Hill, SC	3.0	1.0	1000	$1,650	$1.65	0d	1	1.26mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	823	$2,016	$2.45	0d	8	1.28mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,116	$2.65	0d	32	1.33mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	25d	1	1.38mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	22d	11	1.40mi
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	23d	1	1.42mi
1058 Eastwood Dr Rock Hill, SC	2.0	1.0	1018	$1,525	$1.50	0d	1	1.45mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $150,000 Pending 329 DOM
2. 2026-06-09
   days on market $150,000 Active 328 DOM
3. 2026-06-08
   days on market $150,000 Active 327 DOM
4. 2026-06-07
   days on market $150,000 Active 326 DOM
5. 2026-06-04
   days on market $150,000 Active 323 DOM
6. 2026-06-03
   days on market $150,000 Active 322 DOM
7. 2026-06-02
   days on market $150,000 Active 321 DOM
8. 2026-06-01
   days on market $150,000 Active 320 DOM
9. 2026-05-31
   days on market $150,000 Active 319 DOM
10. 2026-04-04
    price $150,000
11. 2025-07-15
    listed $195,000 Active
12. 1989-12-08
    soldstatus $39,000

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $1,979 · $165/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 2/10 Low
• 🌡 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: $19,094
• − Mortgage interest: −$8,402
• − Property taxes: −$1,979
• − Insurance: −$750
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,364
• Taxable income: $544
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,785/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

+284.6% since first listed

3 events — show timeline

• 2026-04-04 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-15 Listed $195,000 CANOPYMLS as Distributed by MLS Grid
• 1989-12-08 Sold (Public Records) $39,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,979 · +11.7% YoY. Source: county tax records.