58 Telluride Dr · Fountain Inn, SC 29680

$232,900

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 10 Days on market

Built 2026 Excellent condition 1,742 sqft lot $110/mo HOA · 5% of rent

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Amara floor plan at Fairview Terrace! This beautifully designed 3-bedroom, 2.5-bath end unit townhome is ideally located just off Fairview Road in Simpsonville. The main level offers an inviting open-concept layout featuring a cozy living room, a spacious kitchen with all appliances included, and a designated dining area that opens to a private back patio—perfect for relaxing or entertaining. A convenient half bath and entry hall closet complete the downstairs for added everyday convenience. Upstairs, you’ll find a generous primary suite with a full bathroom and walk-in closet, two additional bedrooms, a shared hallway bath, and a walk-in laundry room to make dail

Key facts

• Walk-in closet
• On-site dog park
• Private back patio

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BACK PATIO
• WALK-IN CLOSET
• WALK-IN LAUNDRY ROOM
• ON-SITE DOG PARK
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers exterior maintenance and lawn maintenance

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway
• Utilities: Public water; Public sewer; Gas water heater; Central forced air cooling (electric)
• Home design: Two-story single-family home (Model: Amara); New construction, approximately 2026; Never lived in
• Construction: Vinyl siding exterior; Architectural shingle roof; Slab foundation; Built by Stanley Martin Homes
• Exterior features: Patio; Level lot; Common areas and lawn maintenance provided by HOA; Dog park in community

Interior

• Kitchen: Dishwasher; Disposal; Stand-alone gas range; Refrigerator; Pantry (closet)
• Bedrooms: Primary bedroom on 2nd level with double sink, walk-in closet, and shower (no tub); Bedroom sizes approximately 14 x 14, 12 x 9, and 12 x 10
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Cable available; 9-foot or higher smooth ceilings; Open floor plan; Walk-in closets; Pantry
• Laundry & utility: Washer and dryer included; Laundry located on 2nd floor (walk-in laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $233k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (12.9% below list).
• Recommended offer: $203k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% in Fountain Inn — 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 82/100 on livability (#4 in SC, #1,162 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute 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: Fork Shoals School (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 792 students, 58% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 245 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $202,879 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-45,385
• Equity at exit: $34,726

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-49,949
• Equity at exit: $20,137

Cash invested: $65,212 (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 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 245
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,029 medium
• Mortgage (P&I): −$1,221
• Tax est. 1.5%: −$291 /mo · $3,494/yr
• Insurance: −$97
• HOA: −$110
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-117

Break-even live

Break-even rent $2,177

Max offer price $216,002

Occupancy floor —

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: $58,225
• Closing costs: $6,987
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Crossview Dr Simpsonville, SC	3.0	2.0	1431	$1,906	$1.33	11d	1	0.97mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	23d	1	1.19mi
605 Harrison Bridge Rd Simpsonville, SC	3.0	2.5	1564	$1,822	$1.17	3d	12	1.48mi
324 Norbury St Simpsonville, SC	2.0–3.0	2.5	1618	$2,054	$1.27	3d	10	1.50mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 9 events

1. 2026-06-18
   days on market $232,900 Active 10 DOM
2. 2026-06-17
   days on market $232,900 Active 9 DOM
3. 2026-06-16
   days on market $232,900 Active 8 DOM
4. 2026-06-15
   days on market $232,900 Active 7 DOM
5. 2026-06-13
   days on market $232,900 Active 5 DOM
6. 2026-06-13
   days on market $232,900 Active 4 DOM
7. 2026-06-10
   days on market $232,900 Active 2 DOM
8. 2026-06-08
   remarks 687-char remark
9. 2026-06-08
   listed $232,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,345
• − Mortgage interest: −$13,046
• − Property taxes: −$3,494
• − Insurance: −$1,164
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$1,320
• − Depreciation: −$6,775
• Taxable loss: −$5,349
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-118/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This beautifully designed townhome is in excellent condition with a fresh exterior and interior. It offers a spacious open-concept layout, modern kitchen, and well-maintained bathrooms. The home is move-in ready and would benefit from some minor updates to the exterior and interior to further enhance its appeal.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers.
• Resale Updating the flooring in the bathrooms — Replacing old or worn-out flooring with new tile or another durable material can improve the home's appearance and increase its value.
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can make the home more appealing to potential buyers and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers. ↑
• Resale Updating the flooring in the bathrooms — Replacing old or worn-out flooring with new tile or another durable material can improve the home's appearance and increase its value. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can make the home more appealing to potential buyers and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fountain Inn

• Score: 82/100
• State rank: #4
• US rank: #1162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 22,907
• Metro: Greenville-Anderson, SC
• Population (ZIP): 35,770
• Household income: $86,716
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 553.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 24% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.15%
• Current HPI: 224.9051
• Rent YoY: ▲ 2.85%
• Metro: Greenville-Anderson, 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

1 event — show timeline

• 2026-06-08 Listed $232,900 Greater Greenville MLS