107 Brook Run Dr Unit BWD 113 Crane VE A · Fountain Inn, SC 29644

$294,999

4 bd · 2.5 ba · 1,955 sqft · SingleFamily · 107 Days on market

Built 2026 Excellent condition 7,840 sqft lot 2-car garage $151/sqft · at area comps Est $297k · at est. $244/mo HOA · 11% of rent

---

Why this score? — see what drove the F 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 +7.8/15.0
• Cash flow +6.5/30.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• 1% rule +2.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The Crane floorplan at Bridgeway in Fountain Inn, SC, is designed to both comfort and convenience, making it the perfect family home. With 4 bedrooms and 2.5 bathrooms, this two-story layout is ideal for modern living. The first floor features a spacious family room that seamlessly connects to the kitchen and breakfast area, creating an open, welcoming space for family gatherings and daily life. A two-car garage adds convenience and functionality. Upstairs, you'll find a versatile loft, perfect for additional living or play space, along with four restful bedrooms, including a large owner’s suite that serves as a private retreat.

Key facts

• Family room
• Two car garage
• Owner's suite

Tags

• FAMILY ROOM
• KITCHEN AND BREAKFAST AREA
• TWO CAR GARAGE
• VERSATILE LOFT
• OWNER'S SUITE
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (23.6% below list).
• Recommended offer: $222k (24.6% below list) — sets the bar for cash-flow.

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: Fountain Inn Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 835 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 791 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• This rent runs 38% 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 $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 107 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,430 (24.6% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.76% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 10.9

CMA / ARV

• ARV (median comp): $296,750
• List price: $294,999
• Delta: -0.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Meadow Gate Ct Unit BWD 25 Crane VE C	0.07mi	4/2.5	1,955 (0%)	0mo	$279,999	$143	96
610 Bonifay Dr	0.52mi	4/2.5	1,991 (+2%)	0mo	$323,900	$163	72
222 Deskin Ln	0.60mi	4/2.5	1,927 (-1%)	2mo	$311,900	$162	68
305 Bonifay Dr	0.49mi	4/2.0	1,764 (-10%)	2mo	$314,999	$179	57
614 Bonifay Dr	0.52mi	4/2.5	2,175 (+11%)	2mo	$336,900	$155	55
233 Deskin Ln	0.55mi	4/2.5	2,174 (+11%)	0mo	$304,850	$140	55
621 Bonifay Dr	0.60mi	4/2.5	2,175 (+11%)	2mo	$329,900	$152	52
609 Bonifay Dr	0.60mi	4/2.5	2,175 (+11%)	2mo	$327,900	$151	52
236 Deskin Ln	0.55mi	3/2.5 (-1)	1,749 (-10%)	1mo	$298,900	$171	51
237 Deskin Ln	0.54mi	3/2.5 (-1)	1,749 (-10%)	1mo	$287,900	$165	51
212 Deskin Ln	0.64mi	4/2.5	2,174 (+11%)	0mo	$304,750	$140	51
218 Deskin Ln	0.62mi	4/2.5	2,174 (+11%)	2mo	$307,500	$141	51

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: -26.9%
• Equity multiple: 0.08×
• Total profit: $-75,989
• Equity at exit: $43,985

10-year hold

• IRR: -19.2%
• Equity multiple: -0.11×
• Total profit: $-91,430
• Equity at exit: $25,506

Cash invested: $82,600 (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: 44 active · 72 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $325,445 ($161/sqft)
• Median days on market: 52 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -5.6% 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: 791
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$244
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-502

Break-even live

Break-even rent $2,889

Max offer price $222,430

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-400	+0% $-502	+5% $-603	+10% $-705
Rent	-10% $-680	-5% $-591	+0% $-502	+5% $-412	+10% $-323
Rate	-1.0pp $-353	-0.5pp $-426	base $-502	+0.5pp $-578	+1.0pp $-656

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Yearling Dr Fountain Inn, SC	3.0	2.0	1950	$2,300	$1.18	34d	1	0.43mi
225 Deskin Ln Fountain Inn, SC	4.0	2.5	2225	$2,200	$0.99	9d	1	0.57mi
215 Deskin Ln Fountain Inn, SC	4.0	3.0	1974	$2,100	$1.06	38d	1	0.61mi
216 Boxbury Way Fountain Inn, SC	3.0	2.5	1300	$1,950	$1.50	10d	1	0.68mi
517 Bonifay Dr Fountain Inn, SC	5.0	3.0	2511	$2,300	$0.92	10d	1	0.68mi
106 Martingale Cir Fountain Inn, SC	3.0	2.5	1400	$1,725	$1.23	46d	1	0.79mi
201 Harvest Ln Fountain Inn, SC	3.0	2.0	1408	$1,395	$0.99	0d	1	1.04mi
743 Fountainbrook Ln Fountain Inn, SC	3.0	2.5	1796	$1,995	$1.11	10d	1	1.04mi
725 Fountainbrook Ln Fountain Inn, SC	3.0	2.0	2131	$1,875	$0.88	41d	1	1.11mi
701 Fountainbrook Ln Fountain Inn, SC	5.0	3.0	2200	$2,299	$1.04	2d	1	1.18mi

Property features AI

Finance

• HOA & community: Homeowners association present; HOA does not include additional fees in listingCommunity common areas, lights and playground

Exterior

• Parking: Attached 2-car garage with door openerPaved driveway
• Utilities: Public waterPublic sewer availableElectric water heaterPrivate garbage pickupConnected to electric service
• Home design: Two-story homeModel: Crane VE AUnder construction (approx. 2026 completion)Built by LennarSlab foundation
• Construction: Vinyl siding exteriorComposition shingle roofSlab foundationApproximate year built: 2026
• Exterior features: Tilt-out windowsVinyl/aluminum trimVinyl sidingComposition shingle roofLevel lot

Interior

• Kitchen: DishwasherDisposalGas range (stand-alone)Built-in microwave
• Bedrooms: Primary bedroom on second level with double sink, full bath, shower-only and walk-in closetSecond bedroom approx. 10 x 11Third bedroom approx. 10 x 11Fourth bedroom approx. 10 x 10Primary bedroom approx. 13 x 20
• Flooring: CarpetLaminate flooring
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Forced air heating (natural gas)Central forced cooling (electric)Electric water heater
• Interior features: Smooth ceilingsOpen floor planSmoke detectorQuartz countertopsWalk-in pantry
• Laundry & utility: Laundry on second floor with walk-in area and electric dryer hookup

Listing history 50 events

1. 2026-11-08
   days on market $294,999 Active 107 DOM
2. 2026-11-07
   days on market $294,999 Active 106 DOM
3. 2026-11-06
   days on market $294,999 Active 105 DOM
4. 2026-11-05
   days on market $294,999 Active 104 DOM
5. 2026-11-04
   days on market $294,999 Active 103 DOM
6. 2026-11-02
   days on market $294,999 Active 101 DOM
7. 2026-11-01
   days on market $294,999 Active 100 DOM
8. 2026-10-31
   days on market $294,999 Active 99 DOM
9. 2026-10-30
   days on market $294,999 Active 98 DOM
10. 2026-10-29
    days on market $294,999 Active 97 DOM
11. 2026-10-28
    days on market $294,999 Active 96 DOM
12. 2026-10-27
    days on market $294,999 Active 95 DOM
13. 2026-10-26
    days on market $294,999 Active 94 DOM
14. 2026-10-25
    days on market $294,999 Active 93 DOM
15. 2026-10-24
    days on market $294,999 Active 92 DOM
16. 2026-10-23
    days on market $294,999 Active 91 DOM
17. 2026-10-22
    days on market $294,999 Active 90 DOM
18. 2026-10-21
    days on market $294,999 Active 89 DOM
19. 2026-10-20
    days on market $294,999 Active 88 DOM
20. 2026-10-19
    days on market $294,999 Active 87 DOM
21. 2026-10-18
    days on market $294,999 Active 86 DOM
22. 2026-10-17
    days on market $294,999 Active 85 DOM
23. 2026-10-16
    days on market $294,999 Active 84 DOM
24. 2026-10-15
    days on market $294,999 Active 83 DOM
25. 2026-10-14
    days on market $294,999 Active 82 DOM
26. 2026-10-13
    days on market $294,999 Active 81 DOM
27. 2026-10-12
    days on market $294,999 Active 80 DOM
28. 2026-08-13
    days on market $294,999 Active 79 DOM
29. 2026-08-12
    days on market $294,999 Active 78 DOM
30. 2026-08-11
    days on market $294,999 Active 77 DOM
31. 2026-08-10
    price $294,999 Active 76 DOM
32. 2026-08-10
    days on market $289,999 Active 76 DOM
33. 2026-08-09
    days on market $289,999 Active 75 DOM
34. 2026-08-08
    days on market $289,999 Active 74 DOM
35. 2026-08-07
    pricedays on market $289,999 Active 73 DOM
36. 2026-08-06
    days on market $285,999 Active 72 DOM
37. 2026-08-05
    days on market $285,999 Active 71 DOM
38. 2026-08-04
    days on market $285,999 Active 70 DOM
39. 2026-08-03
    days on market $285,999 Active 69 DOM
40. 2026-07-31
    days on market $285,999 Active 66 DOM
41. 2026-07-30
    pricedays on market $285,999 Active 65 DOM
42. 2026-07-30
    days on market $294,999 Active 64 DOM
43. 2026-07-28
    days on market $294,999 Active 63 DOM
44. 2026-07-26
    days on market $294,999 Active 61 DOM
45. 2026-07-25
    days on market $294,999 Active 60 DOM
46. 2026-07-24
    days on market $294,999 Active 59 DOM
47. 2026-07-23
    days on market $294,999 Active 58 DOM
48. 2026-07-22
    days on market $294,999 Active 57 DOM
49. 2026-07-21
    days on market $294,999 Active 56 DOM
50. 2026-07-20
    days on market $294,999 Active 55 DOM

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

Taxation est. · year 1

• Rental income: $27,056
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$2,928
• − Depreciation: −$8,582
• Taxable loss: −$11,208
• Est. tax savings @ 24.0%: +$2,690
• After-tax cash flow: $-3,328/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 · 10 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern and comfortable living space with ample updates that can further increase its value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Modern fixtures enhance the home's appeal to potential buyers. ↑
• Both Flooring replacement — Replacing carpet with hardwood or tile flooring can increase both resale and rental value. ↑
• Both HVAC system upgrade — A new HVAC system improves comfort and energy efficiency, enhancing both resale and rental value. ↑
• 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

• 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

---

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%

---

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%
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 1%

---

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

---

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association present; HOA does not include additional fees in listingCommunity common areas, lights and playground

Exterior

• Parking: Attached 2-car garage with door openerPaved driveway
• Utilities: Public waterPublic sewer availableElectric water heaterPrivate garbage pickupConnected to electric service
• Home design: Two-story homeModel: Crane VE AUnder construction (approx. 2026 completion)Built by LennarSlab foundation
• Construction: Vinyl siding exteriorComposition shingle roofSlab foundationApproximate year built: 2026
• Exterior features: Tilt-out windowsVinyl/aluminum trimVinyl sidingComposition shingle roofLevel lot

Interior

• Kitchen: DishwasherDisposalGas range (stand-alone)Built-in microwave
• Bedrooms: Primary bedroom on second level with double sink, full bath, shower-only and walk-in closetSecond bedroom approx. 10 x 11Third bedroom approx. 10 x 11Fourth bedroom approx. 10 x 10Primary bedroom approx. 13 x 20
• Flooring: CarpetLaminate flooring
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Forced air heating (natural gas)Central forced cooling (electric)Electric water heater
• Interior features: Smooth ceilingsOpen floor planSmoke detectorQuartz countertopsWalk-in pantry
• Laundry & utility: Laundry on second floor with walk-in area and electric dryer hookup

Price history

+1.0% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $297,999 Greater Greenville MLS
• 2026-05-26 Listed $294,999 Greater Greenville MLS