301 Fairmont Dr · Gantt, SC 29605-2538

$285,000

4 bd · 3.0 ba · 3,485 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.30 ac lot

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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 +14.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This house has a new roof and new thermal windows. Beautiful basement for a get away, tons of space with three fireplaces and one outside. Must see to appreciate. This property is way under prices for the square footage - great established neighborhood. Agent to verify square footage.

Key facts

• Walkout lower level
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• FENCED BACKYARD
• OPEN-CONCEPT LAYOUT
• EXPANSIVE COVERED PATIO
• WALKOUT LOWER LEVEL
• SEPARATE LIVING SPACE

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking; Circular paved concrete driveway
• Utilities: Public water; Public sewer; Electric power; Private garbage pickup
• Home design: One story with basement; Built around 1960; Partial brick veneer and vinyl siding exterior; Architectural roof; Residential property disclosures required (including lead-based paint discovery)
• Construction: Sump pump and basement foundation
• Exterior features: Front porch; Patio; Corner lot with some trees; Fenced yard; Lot slopes gently

Interior

• Kitchen: Cooktop (gas); Gas oven; Range hood; Dishwasher; Disposal; Microwave; Refrigerator; Kitchen size about 15 x 12; Second kitchen/kitchenette in finished basement
• Bedrooms: Three main-level bedrooms; Primary bedroom on main level with full bath and shower-only; Primary bedroom approximately 12 x 14; Second bedroom approximately 12 x 12; Third bedroom approximately 12 x 12; Additional bedroom-sized room 16 x 10
• Flooring: Hardwood floors; Ceramic tile
• Bathrooms: Three full bathrooms total; Two full bathrooms on the main level
• Heating & cooling: Electric heating; Central forced air cooling (electric); Electric water heater
• Interior features: Attic stairs (permanent and disappearing); Cable available; Ceiling fans; Smooth ceilings; Granite countertops; Open floor plan; In-law suite; Dual master bedrooms; Second living quarters in basement with separate entrance and kitchenette; Basement interior access with sump pump and walkout; Unfinished space available; Attic and outbuilding storage
• Laundry & utility: Main-level laundry with walk-in layout

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $77 ($923/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 $230k (19.3% below list).
• Recommended offer: $230k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#73 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: crime D+, amenities F, employment F.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grove Elementary (math 27% / reading 26%, grade F, #435 of 597 statewide, top 73%, 639 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 49% district-wide (-22 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago 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 $149k; list at $285k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000 (19.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.49×
• Total profit: $39,124
• Equity at exit: $128,148

10-year hold

• IRR: 11.1%
• Equity multiple: 2.66×
• Total profit: $132,313
• Equity at exit: $197,492

Cash invested: $79,800 (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 29605-2538

• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $77

Break-even live

Break-even rent $2,203

Max offer price $285,000

Occupancy floor 92%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Clairvale Ct , SC	5.0	3.0	2400	$2,300	$0.96	23d	1	0.40mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $285,000 Active 1 DOM

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$103/yr (+$9/mo · 6.8%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$15,964
• − Property taxes: −$1,521
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$8,291
• Taxable loss: −$4,018
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $1,887/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: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Gantt

• Score: 69/100
• State rank: #73
• US rank: #8663

Category grades

Amenities F Commute B+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety C User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gantt, SC

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+520.2% since first listed

9 events — show timeline

• 2026-06-18 Listed $285,000 Greater Greenville MLS
• 2019-09-19 Sold (Public Records) $149,000 Public Records
• 2016-08-29 Sold (Public Records) $115,100 Public Records
• 2016-08-23 Sold (MLS) $115,000 Greater Greenville MLS
• 2016-06-20 Pending — Greater Greenville MLS
• 2016-06-09 Listed $115,000 Greater Greenville MLS
• 1989-05-04 Sold (Public Records) $49,900 Public Records
• 1983-08-26 Sold (Public Records) $32,900 Public Records
• 1978-10-01 Sold (Public Records) $45,950 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,521 · +4.9% YoY. Source: county tax records.