103 Brook Run Dr · Fountain Inn, SC 29644

$304,999

5 bd · 2.5 ba · 2,307 sqft · SingleFamily · 93 Days on market

Built 2026 Excellent condition 2-car garage $132/sqft · 17% below area Est $369k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features an airy layout among a first-floor kitchen with a large center island, breakfast room and family room that's fit for modern times. The spacious owner's suite enjoys privacy on the main floor. Upstairs are a versatile loft and four secondary bedrooms, three with walk-in closets.

Key facts

• 2 garage spots
• Built 2026
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $305k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $37 ($440/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 $271k (11.0% below list).
• Recommended offer: $271k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 649 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).
• At $2,715/mo this rent would consume 46% of the median local household income ($70k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,453 (11.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $369,020
• List price: $304,999
• Delta: -17.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Echline St	0.30mi	5/3.0	2,435 (+6%)	1mo	$359,000	$147	74
325 Alyssa Landing Dr Lot 69	0.28mi	4/3.0 (-1)	2,531 (+10%)	20mo	$385,000	$152	47
369 Alyssa Landing Dr Lot 57	0.25mi	4/3.0 (-1)	2,531 (+10%)	22mo	$380,000	$150	46
372 Alyssa Landing Dr	0.22mi	4/2.5 (-1)	1,969 (-15%)	24mo	$308,000	$156	40
321 Alyssa Landing Dr Lot 68	0.28mi	4/2.5 (-1)	2,648 (+15%)	22mo	$386,500	$146	39

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-42,746
• Equity at exit: $45,476

10-year hold

• IRR: -2.6%
• Equity multiple: 0.81×
• Total profit: $-15,840
• Equity at exit: $26,371

Cash invested: $85,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 10 under contract
• Months of supply: 15.4 mo (6%/mo absorbed)
• Median asking: $347,030 ($149/sqft)
• Median days on market: 66 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +7.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29644

• Home prices YoY: -28.6%
• Rents YoY: 4.5%
• Active inventory: 649
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $37

Break-even live

Break-even rent $2,668

Max offer price $304,999

Occupancy floor 94%

Sensitivity live

Price	-10% $247	-5% $142	+0% $37	+5% $-69	+10% $-174
Rent	-10% $-178	-5% $-71	+0% $37	+5% $144	+10% $251
Rate	-1.0pp $190	-0.5pp $114	base $37	+0.5pp $-42	+1.0pp $-123

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: $76,250
• Closing costs: $9,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Alyssa Lndg Dr Fountain Inn, SC	5.0	3.0	2300	$2,449	$1.06	115d	1	0.24mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$2,824	$1.51	0d	9	0.72mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	8	1.06mi
112 Babb St Fountain Inn, SC	5.0	2.5	1629	$1,800	$1.10	80d	1	1.29mi
517 Bonifay Dr Fountain Inn, SC	5.0	3.0	2511	$2,400	$0.96	7d	1	1.49mi

Property features AI

Finance

• Financial info: List price $304,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Emerson VE plan
• Construction: New construction (2026 list year)
• Exterior features: Living area approximately 2307

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Spec home (new construction)

Listing history 50 events

1. 2026-08-13
   days on market $304,999 Active 93 DOM
2. 2026-08-12
   days on market $304,999 Active 92 DOM
3. 2026-08-12
   price $304,999 Active 91 DOM
4. 2026-08-11
   days on market $302,999 Active 91 DOM
5. 2026-08-10
   days on market $302,999 Active 90 DOM
6. 2026-08-09
   days on market $302,999 Active 89 DOM
7. 2026-08-07
   pricedays on market $302,999 Active 87 DOM
8. 2026-08-06
   days on market $304,999 Active 86 DOM
9. 2026-08-05
   days on market $304,999 Active 85 DOM
10. 2026-08-04
    pricedays on market $304,999 Active 84 DOM
11. 2026-08-03
    days on market $298,999 Active 83 DOM
12. 2026-07-31
    days on market $298,999 Active 80 DOM
13. 2026-07-30
    days on market $298,999 Active 79 DOM
14. 2026-07-30
    days on market $298,999 Active 78 DOM
15. 2026-07-28
    days on market $298,999 Active 77 DOM
16. 2026-07-26
    days on market $298,999 Active 75 DOM
17. 2026-07-25
    days on market $298,999 Active 74 DOM
18. 2026-07-24
    days on market $298,999 Active 73 DOM
19. 2026-07-23
    days on market $298,999 Active 72 DOM
20. 2026-07-22
    days on market $298,999 Active 71 DOM
21. 2026-07-21
    pricedays on market $298,999 Active 70 DOM
22. 2026-07-20
    days on market $299,999 Active 69 DOM
23. 2026-07-19
    days on market $299,999 Active 67 DOM
24. 2026-07-18
    days on market $299,999 Active 66 DOM
25. 2026-07-16
    days on market $299,999 Active 65 DOM
26. 2026-07-15
    pricedays on market $299,999 Active 64 DOM
27. 2026-07-14
    days on market $302,999 Active 63 DOM
28. 2026-07-13
    days on market $302,999 Active 62 DOM
29. 2026-07-13
    days on market $302,999 Active 61 DOM
30. 2026-07-11
    days on market $302,999 Active 60 DOM
31. 2026-07-10
    days on market $302,999 Active 59 DOM
32. 2026-07-09
    days on market $302,999 Active 58 DOM
33. 2026-07-07
    pricedays on market $302,999 Active 56 DOM
34. 2026-07-06
    days on market $304,999 Active 55 DOM
35. 2026-07-06
    days on market $304,999 Active 54 DOM
36. 2026-07-03
    days on market $304,999 Active 52 DOM
37. 2026-07-02
    days on market $304,999 Active 51 DOM
38. 2026-07-01
    days on market $304,999 Active 50 DOM
39. 2026-06-30
    days on market $304,999 Active 49 DOM
40. 2026-06-29
    days on market $304,999 Active 48 DOM
41. 2026-06-28
    days on market $304,999 Active 47 DOM
42. 2026-06-28
    days on market $304,999 Active 46 DOM
43. 2026-06-27
    days on market $304,999 Active 45 DOM
44. 2026-06-25
    days on market $304,999 Active 43 DOM
45. 2026-06-22
    days on market $304,999 Active 41 DOM
46. 2026-06-22
    days on market $304,999 Active 40 DOM
47. 2026-06-18
    days on market $304,999 Active 37 DOM
48. 2026-06-17
    days on market $304,999 Active 36 DOM
49. 2026-06-16
    days on market $304,999 Active 35 DOM
50. 2026-06-15
    days on market $304,999 Active 34 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $32,574
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − Depreciation: −$8,873
• Taxable loss: −$4,695
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $1,567/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 · 6 photos

Excellent 95/100 None rehab

This new two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with a large kitchen, comfortable living areas, and a private owner's suite. The home is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom updates — Modernizing bathrooms can increase the home's value and appeal to buyers. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's appearance and increase its value. ↑
• Both HVAC system maintenance — A well-maintained HVAC system ensures comfort and can add value to the home. ↑
• Both Landscaping and curb appeal — A well-maintained landscape and curb appeal can significantly increase the home's value and appeal to potential buyers and renters. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Fountain Inn Elementary D SC #199/597 Nat'l #14,382/41,679 Middle Bryson Middle F SC #147/229 Nat'l #9,659/14,009 High Fountain Inn High

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

A Composite livability gradescore 82/100

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

• Census place: Fountain Inn, SC
• County: Greenville County · 66,741 people
• City population: 22,907
• Metro: Greenville-Anderson, SC
• Population (ZIP): 22,907
• Household income: $70,301
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 14% of renters

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Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Two or more races 10% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 1%

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Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.45%
• Current HPI: 250.5271
• Rent YoY: ▲ 4.55%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $304,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Emerson VE plan
• Construction: New construction (2026 list year)
• Exterior features: Living area approximately 2307

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Spec home (new construction)