1704 Eagles Pl Unit 102-G · Rock Hill, SC 29732

$140,000

2 bd · 1.0 ba · 891 sqft · Condo public records · 7 Days on market

Built 1986 Est $115k · 22% over

---

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 +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for a great location in Rock Hill, you have found it! This charming condo complex is a hidden gem located close to all the best that Rock Hill has to offer. Nestled in Eagles Landing, this cute and cozy ground level condo boasts 2 bedrooms and 2 full baths. Both bedrooms have full ensuite bathrooms and double closet space, making it a great fit for roommates or whatever your heart desires. 2024 HVAC. Carpet in first primary suite only. Family room and kitchen enjoy open concept layout. Laundry room and separate utility room are located on the main. Such a great location for all things Rock Hill, you have to see it to believe how convenient it is to everything. Close to sho

Key facts

• Built 1986
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 7.3% 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: Richmond Drive Elementary (math 37% / reading 42%, grade F, #295 of 597 statewide, top 50%, 478 students, 100% FRL); Rock Hill High (math 57% / reading 81%, grade B, #65 of 196 statewide, top 34%, 1,945 students, 55% FRL) — zoned schools average 78% FRL vs 49% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the York 03 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.2%/yr); 370 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $968 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $140k implies a 219% 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 $140,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $114,939
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1675 Eagles Pl Unit C103	0.09mi	2/2.0	891 (0%)	15mo	$115,000	$129	80

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.51×
• Total profit: $-19,285
• Equity at exit: $20,874

10-year hold

• IRR: -11.5%
• Equity multiple: 0.41×
• Total profit: $-23,101
• Equity at exit: $12,105

Cash invested: $39,200 (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 29732

• Rents YoY: -0.2%
• Active inventory: 370
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$734
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$58
• HOA est. from 2 same-building comps: −$155
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $119

Break-even live

Break-even rent $1,284

Max offer price $140,000

Occupancy floor 87%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1674 Eagles Pl Unit 1 Rock Hill, SC	2.0	2.0	1000	$1,240	$1.24	24d	1	0.03mi
1800 Marett Blvd Ext Rock Hill, SC	1.0–3.0	1.0–2.0	964	$1,538	$1.59	3d	16	0.39mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	12d	1	0.89mi
1624 Pineburr Ln Rock Hill, SC	2.0	1.0	830	$1,600	$1.93	11d	1	0.89mi
1042 Bose Ave Rock Hill, SC	2.0	1.0	900	$1,295	$1.44	24d	1	0.90mi
2215 Rosewood Dr Rock Hill, SC	3.0	1.0	1058	$2,050	$1.94	1d	1	1.12mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1012	$1,358	$1.34	19d	6	1.18mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1025	$1,309	$1.28	2d	1	1.18mi
2361 Eden Ter Rock Hill, SC	2.0	2.0	1025	$1,399	$1.36	15d	1	1.18mi
2400 Celanese Rd Rock Hill, SC	1.0–3.0	1.0–2.0	998	$1,375	$1.38	24d	1	1.18mi
1304 Stoneypointe Dr Rock Hill, SC	1.0	1.0	744	$1,275	$1.71	24d	1	1.20mi
2600 Celanese Rd Rock Hill, SC	2.0	1.5	1065	$1,422	$1.34	2d	4	1.26mi
793 Patriot Pkwy Rock Hill, SC	1.0	1.0	750	$1,360	$1.81	3d	1	1.27mi
793 Patriot Pkwy Rock Hill, SC	2.0	2.0	1080	$1,500	$1.39	2d	1	1.27mi
793 Patriot Pkwy Rock Hill, SC	2.0	2.0	1080	$1,565	$1.45	24d	1	1.27mi
764 McDow Dr Rock Hill, SC	3.0	2.0	1063	$1,975	$1.86	24d	1	1.27mi
1825 Heather Sq Rock Hill, SC	1.0–3.0	1.0–1.5	875	$1,362	$1.56	24d	1	1.32mi
752 Patriot Pkwy Rock Hill, SC	3.0	1.0–2.0	708	$1,377	$1.94	2d	21	1.36mi
2051 McGee Rd Rock Hill, SC	2.0	2.0	1000	$1,349	$1.35	2d	3	1.36mi
1622 Cedarview Ct Rock Hill, SC	2.0	1.0	788	$1,250	$1.59	16d	1	1.46mi
1000 Beverly Dr Rock Hill, SC	2.0	1.0	1116	$2,150	$1.93	12d	1	1.49mi
1364 Riverview Rd Rock Hill, SC	1.0–3.0	1.0–2.0	1025	$1,362	$1.33	24d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-04-17
   listed $140,000 Active
3. 2004-08-25
   soldstatus $43,834

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $799 · $67/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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,205
• − Mortgage interest: −$7,842
• − Property taxes: −$799
• − Insurance: −$700
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − HOA: −$1,860
• − Depreciation: −$4,073
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,620/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): 57,675
• Household income: $84,937
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1774.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -257.27%
• Current HPI: 239.0701
• Rent YoY: ▼ -0.25%
• 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

+219.4% since first listed

3 events — show timeline

• 2026-04-24 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-17 Listed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2004-08-25 Sold (Public Records) $43,834 Public Records

Property tax history

-1.8%/yr

Latest (2025): $799 · +12.7% YoY. Source: county tax records.