Is 6 Quinn Ln in Fountain Inn, SC a good investment?

CashFlowRE grades it D with a 4.7% cap rate and $-477/mo modeled cash flow at a $348,915 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 6 Quinn Ln?

The modeled cap rate is 4.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,490/month, from CashFlowRE's rent model.

D Composite 42.87

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).

ARV discount +15.0/15.0
Cash flow +7.2/30.0
Schools +5.4/10.0
Livability +4.1/5.0
Condition / age +4.0/5.0
Rent growth +3.6/5.0
1% rule +2.1/10.0
DSCR +1.4/10.0
Appreciation +0.0/10.0

$348,915

6 Quinn Ln · Fountain Inn, SC 29644

4 bd · 2.5 ba · 2,505 sqft · SingleFamily · 149 Days on market

Built 2026 Good condition 8,712 sqft lot 2-car garage $139/sqft · 17% below area Est $419k · 17% under $33/mo HOA · 1% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Introducing the Yarmouth at Hamptons, a condo neighborhood with a pickleball court, playground, and green spaces, minutes from shopping and dining. This Yarmouth spans two floors with roughly 2,500 square feet, four bedrooms, two full baths, a powder room, and a two-car garage. The main level opens into a connected kitchen, dining area, and family room, keeping everything in easy reach without crowding any one space. The primary suite sits on the main level, set apart from the rest of the home, with a walk-in closet and a private bath. Upstairs, three additional bedrooms share the upper hall, giving each room its own corner of the house. A covered patio off the main level extends the living space outward. There is still time to personalize this home with your choice from our available Design Collections. Current pricing reflects base and structural options; final pricing may adjust once selections are made. Notable highlights: A fireplace anchors the family room. The secondary bath includes a dual vanity. A tray ceiling adds height to the primary suite. Whole-house blinds are included throughout. A garage door opener with remote is included. Homes like this don't stick around for long. Schedule your private tour today and experience it for yourself.

Key facts

Pickleball courts
Covered patio
Flex loft space

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $349k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-477 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $280k (19.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (28.6% below list).
Recommended offer: $249k (28.6% below list) — sets the bar for 1% rule.

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: Bryson Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 911 students, 70% FRL) — zoned schools average 70% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
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 10d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
This rent runs 43% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

It's been on market 149 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
2 sale attempts 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.

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 $248,985 (28.6% below list)

Questions for the listing agent

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?
It's been on market 149 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.71% ✗
Cap rate: 4.65%
Cash-on-cash: -5.86%
DSCR: 0.74
GRM: 11.7

CMA / ARV

ARV (median comp): $419,267
List price: $348,915
Delta: -16.78%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Swan Grove Trl	0.46mi	4/2.5	2,345 (-6%)	1mo	$380,000	$162	67
304 Farmwood Dr	0.46mi	4/2.5	2,307 (-8%)	1mo	$520,000	$225	65
105 Swan Grove Trl	0.46mi	5/3.0 (+1)	2,674 (+7%)	0mo	$384,900	$144	60
109 Beechcroft Pl	0.66mi	4/2.5	2,366 (-6%)	1mo	$355,900	$150	59
11 Torwood St Lot 353	0.72mi	4/3.0	2,426 (-3%)	1mo	$316,900	$131	58
14 Swan Grove Trl	0.44mi	5/3.0 (+1)	2,742 (+10%)	0mo	$429,900	$157	56
120 Beechcroft Pl	0.63mi	4/3.5	2,640 (+5%)	2mo	$407,900	$155	56
115 Beechcroft Pl	0.66mi	4/3.5	2,692 (+8%)	0mo	$394,900	$147	53
151 Cranford Rd	0.75mi	5/3.0 (+1)	2,368 (-6%)	1mo	$321,900	$136	48
156 Cranford Rd	0.72mi	4/2.5	2,174 (-13%)	0mo	$311,900	$143	44
129 Pretoria Dr	0.72mi	4/2.5	2,164 (-14%)	1mo	$322,900	$149	43
3 Torwood St	0.72mi	5/3.0 (+1)	2,266 (-10%)	1mo	$321,990	$142	43

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: -24.6%
Equity multiple: 0.15×
Total profit: $-82,938
Equity at exit: $52,024

10-year hold

IRR: -16.2%
Equity multiple: 0.03×
Total profit: $-94,429
Equity at exit: $30,168

Cash invested: $97,696 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 71 active · 77 under contract
Months of supply: 5.0 mo (20%/mo absorbed)
Median asking: $338,510 ($145/sqft)
Median days on market: 58 d
This list price: 58% of active listings are priced below it
ARV vs active asking: +15.4% above 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: 11.7×

Monthly cashflow live

Estimated rent: $2,490 medium interval (Pro) →
Mortgage (P&I): −$1,830
Tax est. 1.5%: −$436 /mo · $5,234/yr
Insurance: −$145
HOA: −$33
Lot rent: −$0
Vacancy / Maint / Mgmt: −$523
Net cashflow: $-477

Break-even live

Break-even rent $3,094

Max offer price $279,850

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-357	+0% $-477	+5% $-598	+10% $-718
Rent	-10% $-674	-5% $-576	+0% $-477	+5% $-379	+10% $-281
Rate	-1.0pp $-302	-0.5pp $-389	base $-477	+0.5pp $-568	+1.0pp $-660

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: $87,229
Closing costs: $10,467
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	6d	1	0.57mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	115d	1	0.64mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,150	$0.99	0d	1	0.75mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,295	$0.99	9d	1	0.92mi
404 Blue Sage Pl Simpsonville, SC	4.0	2.0	1950	$6,000	$3.08	119d	1	1.39mi

Property features AI

Finance

HOA & community: Homeowners association presentHOA includes recreation facilities and bylaws (additional details/other amenities noted)Community amenities include common areas, playground, some sidewalks

Exterior

Parking: Attached 2-car garagePaved concrete driveway
Utilities: Public waterPublic sewerElectric servicePrivate garbage pickup
Home design: Two-story homeModel: KershawNew construction (approx. built 2026)Never lived in
Construction: Vinyl siding exteriorArchitectural roofSlab foundationBuilt by Stanley Martin Homes
Exterior features: PatioLevel lot with some trees

Interior

Kitchen: Cooktop (gas)DishwasherRefrigeratorBuilt-in microwaveKitchen approx. 15 x 10Dining area approx. 15 x 10
Bedrooms: Primary bedroom on main level with double sink, full bath, and walk-in closet (approx. 14 x 14)Second bedroom approx. 15 x 12Third bedroom approx. 15 x 12Fourth bedroom approx. 14 x 12One bedroom located on the main level
Flooring: CarpetLuxury vinyl tile/plank
Bathrooms: Two full bathroomsOne half bathroomOne full bath on the main level
Heating & cooling: Natural gas heatingCentral forced air cooling (electric)Gas water heater
Interior features: Cable available9-foot plus smooth ceilingsOpen floor planWalk-in closetsQuartz countertopsWalk-in pantry
Laundry & utility: First-floor laundry with walk-in laundry room

Listing history 50 events

2026-09-24

days on market $348,915 Active 149 DOM
2026-09-23

days on market $348,915 Active 148 DOM
2026-09-22

days on market $348,915 Active 147 DOM
2026-09-21

days on market $348,915 Active 146 DOM
2026-09-20

days on market $348,915 Active 145 DOM
2026-09-19

days on market $348,915 Active 144 DOM
2026-09-18

days on market $348,915 Active 143 DOM
2026-09-17

days on market $348,915 Active 142 DOM
2026-09-16

days on market $348,915 Active 141 DOM
2026-09-15

days on market $348,915 Active 140 DOM
2026-09-14

days on market $348,915 Active 139 DOM
2026-09-13

days on market $348,915 Active 138 DOM
2026-09-12

days on market $348,915 Active 137 DOM
2026-09-11

days on market $348,915 Active 136 DOM
2026-09-06

days on market $348,915 Active 130 DOM
2026-09-04

days on market $348,915 Active 129 DOM
2026-09-03

days on market $348,915 Active 128 DOM
2026-08-31

days on market $348,915 Active 125 DOM
2026-08-30

days on market $348,915 Active 124 DOM
2026-08-29

days on market $348,915 Active 123 DOM
2026-08-28

days on market $348,915 Active 122 DOM
2026-08-27

days on market $348,915 Active 121 DOM
2026-08-25

days on market $348,915 Active 119 DOM
2026-08-24

days on market $348,915 Active 118 DOM
2026-08-23

days on market $348,915 Active 117 DOM
2026-08-22

days on market $348,915 Active 116 DOM
2026-08-21

days on market $348,915 Active 115 DOM
2026-08-20

days on market $348,915 Active 114 DOM
2026-08-19

days on market $348,915 Active 113 DOM
2026-08-18

days on market $348,915 Active 112 DOM
2026-08-17

days on market $348,915 Active 111 DOM
2026-08-16

days on market $348,915 Active 110 DOM
2026-08-15

days on market $348,915 Active 109 DOM
2026-08-15

days on market $348,915 Active 108 DOM
2026-08-13

days on market $348,915 Active 107 DOM
2026-08-12

days on market $348,915 Active 106 DOM
2026-08-11

days on market $348,915 Active 105 DOM
2026-08-10

days on market $348,915 Active 104 DOM
2026-08-09

days on market $348,915 Active 103 DOM
2026-08-07

days on market $348,915 Active 101 DOM
2026-08-06

days on market $348,915 Active 100 DOM
2026-08-05

days on market $348,915 Active 99 DOM
2026-08-04

days on market $348,915 Active 98 DOM
2026-08-03

days on market $348,915 Active 97 DOM
2026-07-31

days on market $348,915 Active 94 DOM
2026-07-30

days on market $348,915 Active 93 DOM
2026-07-30

days on market $348,915 Active 92 DOM
2026-07-28

days on market $348,915 Active 91 DOM
2026-07-26

days on market $348,915 Active 89 DOM
2026-07-25

days on market $348,915 Active 88 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $29,878
− Mortgage interest: −$19,545
− Property taxes: −$5,234
− Insurance: −$1,745
− Repairs & maintenance: −$2,390
− Management: −$2,390
− HOA: −$396
− Depreciation: −$10,150
Taxable loss: −$11,972

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,873
After-tax cash flow: $-2,854/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 · 12 photos

Good 80/100 None rehab

This brand-new single-family home in Fountain Inn is move-in ready with modern finishes and ample space. It offers a good condition score and potential for further value enhancement through minor updates.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Adding smart home features — Smart home features can increase both resale and rental value. ↑
Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
Rental Adding a smart thermostat — Smart thermostats can reduce energy costs and attract renters. ↑
Both Landscaping the front yard — A well-maintained front yard can increase curb appeal and attract more buyers and renters. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Bryson Elementary C- SC #145/597 Nat'l #11,263/41,679 Middle Ralph Chandler Middle D SC #52/229 Nat'l #4,747/14,009 High Woodmont High B SC #85/196 Nat'l #2,785/17,239

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 · 574,580 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

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: 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%

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: ▼ -100.45%
Current HPI: 250.5271
Rent YoY: ▲ 4.55%
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
#370 Sonoco Products Hartsville $6.8B

Price history

+0.0% since first listed

2 events — show timeline

2026-06-08 Listed $348,915 Zillow
2026-04-28 Listed $348,915 Greater Greenville MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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