628 Hollybank St · Fountain Inn, SC 29644

$359,900

4 bd · 2.5 ba · 2,345 sqft · SingleFamily · 103 Days on market

Built 2026 Excellent condition 7,405 sqft lot 2-car garage $153/sqft · 14% below area Est $417k · 14% under $50/mo HOA · 2% of rent ↓ 4% since listing

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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).

• ARV discount +13.6/15.0
• Cash flow +5.0/30.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available NOW! Entertaining comes easy in the Brentwood's open-concept kitchen and great room. A first-floor flex space makes a useful work area. Upstairs, the luxurious primary suite is ideal for relaxing while the spacious loft is perfect for your own media center. Your dream home is available now in the stunning amenity-rich community, Wexford Park. Located just minutes from downtown Fountain Inn, this community offers single-family homes ranging from 1,835 sq. ft. to 2,995 sq. ft. Spend weekends exploring local shopping and dining in downtown Fountain Inn or at outdoor attractions such as Woodside Park. Homeowners will enjoy amenities such as a pool and cabana, playground, pickleball courts, and more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Primary suite
• Spacious loft
• Open kitchen

Tags

• ENERGY-EFFICIENT HOME
• SPACIOUS LOFT
• OPEN KITCHEN
• FIRST-FLOOR FLEX SPACE
• PRIMARY SUITE
• AMENITY-RICH COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-840 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (40.3% below list).
• Recommended offer: $215k (40.3% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 37% 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 $11k 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 103 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $214,830 (40.3% 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 103 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.00%
• DSCR: 0.55
• GRM: 14.0

CMA / ARV

• ARV (median comp): $416,717
• List price: $359,900
• Delta: -13.63%
• 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
625 Hollybank St	0.03mi	4/2.5	2,345 (0%)	3mo	$369,000	$157	96
1012 Killian St	0.06mi	4/2.5	2,345 (0%)	2mo	$357,000	$152	95
617 Hollybank St	0.04mi	4/2.5	2,345 (0%)	4mo	$379,900	$162	94
905 Elgon Walk Dr	0.11mi	4/2.5	2,345 (0%)	3mo	$380,000	$162	92
809 Elgon Walk Dr	0.10mi	4/2.5	2,345 (0%)	4mo	$380,000	$162	92
101 Swan Grove Trl	0.20mi	4/2.5	2,345 (0%)	1mo	$380,000	$162	90
10 Swan Grove Trl	0.20mi	4/2.5	2,345 (0%)	2mo	$385,000	$164	89
624 Hollybank St	0.01mi	5/3.0 (+1)	2,674 (+14%)	3mo	$379,900	$142	67
605 Hollybank St	0.08mi	5/3.0 (+1)	2,674 (+14%)	3mo	$398,900	$149	64
608 Hollybank St	0.06mi	5/3.0 (+1)	2,674 (+14%)	4mo	$381,900	$143	64
129 Fennec Dr	0.68mi	4/2.5	2,362 (+1%)	4mo	$345,000	$146	64
105 Swan Grove Trl	0.20mi	5/3.0 (+1)	2,674 (+14%)	0mo	$384,900	$144	60

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: -32.5%
• Equity multiple: -0.08×
• Total profit: $-108,356
• Equity at exit: $53,662

10-year hold

• IRR: -30.8%
• Equity multiple: -0.47×
• Total profit: $-148,582
• Equity at exit: $31,118

Cash invested: $100,772 (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: 53 active · 39 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $339,000 ($148/sqft)
• Median days on market: 60 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +20.3% 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: 14.0×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$50
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-840

Break-even live

Break-even rent $3,212

Max offer price $238,346

Occupancy floor —

Sensitivity live

Price	-10% $-591	-5% $-716	+0% $-840	+5% $-964	+10% $-1,089
Rent	-10% $-1,010	-5% $-925	+0% $-840	+5% $-755	+10% $-670
Rate	-1.0pp $-659	-0.5pp $-748	base $-840	+0.5pp $-933	+1.0pp $-1,028

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: $89,975
• Closing costs: $10,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	63d	1	0.17mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	9d	1	0.17mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	88d	1	0.61mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,295	$0.99	9d	1	0.90mi
508 Round Rock Way Fountain Inn, SC	3.0	2.5	1616	$1,700	$1.05	0d	1	0.92mi
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	6d	1	1.10mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	115d	1	1.11mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	8	1.12mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,150	$0.99	0d	1	1.26mi
112 Babb St Fountain Inn, SC	5.0	2.5	1629	$1,800	$1.10	80d	1	1.30mi
201 Bryland Way Fountain Inn, SC	4.0–5.0	2.5–3.5	2385	$2,045	$0.86	0d	19	1.42mi
112 Keel Ln Simpsonville, SC	3.0	2.5	1666	$2,250	$1.35	9d	1	1.44mi
124 Keel Ln Simpsonville, SC	3.0	2.5	1587	$1,750	$1.10	88d	1	1.44mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$2,374	$1.27	0d	9	1.45mi
213 Keel Ln Simpsonville, SC	3.0	2.5	1600	$1,975	$1.23	6d	1	1.47mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA does not include any fees (no amenities included)Community pool, tennis court, common areas, some sidewalks and lights

Exterior

• Parking: Attached 2-car garagePaved driveway
• Utilities: Public waterPublic sewerPrivate garbage pickupElectric service
• Home design: Two-story single family homeBrentwood modelNew construction (2026)Entry on main levelLevel lot
• Construction: Concrete plank and hardboard sidingArchitectural roofSlab foundationBuilt by Meritage Homes
• Exterior features: Front porchTilt-out windowsVinyl/aluminum trim

Interior

• Kitchen: DishwasherDisposalGas range / ovenBuilt-in microwaveWalk-in pantry
• Bedrooms: Primary bedroom with double sink, full bath, shower only and walk-in closet (14 x 17)Second bedroom (11 x 11)Third bedroom (12 x 12)Fourth bedroom (11 x 11)
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric forced air heatingCentral forced coolingGas water heater
• Interior features: Attic stairs (disappearing)Cable availableTray ceilingGranite countertopsQuartz countertopsOpen floor planSmoke detectorWalk-in pantryWalk-in closet(s)Smart systems pre-wiringGas log fireplace (1)
• Laundry & utility: Laundry on second floor

HOA detail $50/mo · $600/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-24
   days on market $359,900 Active 103 DOM
2. 2026-09-23
   days on market $359,900 Active 102 DOM
3. 2026-09-22
   days on market $359,900 Active 101 DOM
4. 2026-09-21
   days on market $359,900 Active 100 DOM
5. 2026-09-20
   days on market $359,900 Active 99 DOM
6. 2026-09-19
   days on market $359,900 Active 98 DOM
7. 2026-09-18
   days on market $359,900 Active 97 DOM
8. 2026-09-17
   days on market $359,900 Active 96 DOM
9. 2026-09-16
   days on market $359,900 Active 95 DOM
10. 2026-09-15
    days on market $359,900 Active 94 DOM
11. 2026-09-14
    days on market $359,900 Active 93 DOM
12. 2026-09-13
    days on market $359,900 Active 92 DOM
13. 2026-09-12
    days on market $359,900 Active 91 DOM
14. 2026-09-11
    pricedays on market $359,900 Active 90 DOM
15. 2026-09-06
    days on market $364,900 Active 84 DOM
16. 2026-09-04
    days on market $364,900 Active 83 DOM
17. 2026-09-03
    pricedays on market $364,900 Active 82 DOM
18. 2026-08-31
    days on market $359,900 Active 79 DOM
19. 2026-08-30
    days on market $359,900 Active 78 DOM
20. 2026-08-29
    days on market $359,900 Active 77 DOM
21. 2026-08-28
    days on market $359,900 Active 76 DOM
22. 2026-08-27
    days on market $359,900 Active 75 DOM
23. 2026-08-25
    pricedays on market $359,900 Active 73 DOM
24. 2026-08-24
    days on market $374,900 Active 72 DOM
25. 2026-08-23
    days on market $374,900 Active 71 DOM
26. 2026-08-22
    days on market $374,900 Active 70 DOM
27. 2026-08-21
    days on market $374,900 Active 69 DOM
28. 2026-08-20
    pricedays on market $374,900 Active 68 DOM
29. 2026-08-19
    days on market $349,777 Active 67 DOM
30. 2026-08-18
    days on market $349,777 Active 66 DOM
31. 2026-08-17
    days on market $349,777 Active 65 DOM
32. 2026-08-16
    days on market $349,777 Active 64 DOM
33. 2026-08-15
    days on market $349,777 Active 63 DOM
34. 2026-08-15
    days on market $349,777 Active 62 DOM
35. 2026-08-13
    days on market $349,777 Active 61 DOM
36. 2026-08-12
    pricedays on market $349,777 Active 60 DOM
37. 2026-08-11
    days on market $359,900 Active 59 DOM
38. 2026-08-10
    days on market $359,900 Active 58 DOM
39. 2026-08-09
    days on market $359,900 Active 57 DOM
40. 2026-08-08
    days on market $359,900 Active 56 DOM
41. 2026-08-07
    days on market $359,900 Active 55 DOM
42. 2026-08-06
    days on market $359,900 Active 54 DOM
43. 2026-08-05
    days on market $359,900 Active 53 DOM
44. 2026-08-04
    days on market $359,900 Active 52 DOM
45. 2026-08-03
    days on market $359,900 Active 51 DOM
46. 2026-07-31
    days on market $359,900 Active 48 DOM
47. 2026-07-30
    days on market $359,900 Active 47 DOM
48. 2026-07-30
    status $359,900 Active 46 DOM
49. 2026-06-25
    statusdays on market $359,900 Pending 46 DOM
50. 2026-06-22
    days on market $359,900 Active 45 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: $25,780
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$600
• − Depreciation: −$10,470
• Taxable loss: −$16,773
• Est. tax savings @ 24.0%: +$4,026
• After-tax cash flow: $-6,055/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

Excellent 100/100 None rehab

This brand new, energy-efficient home is move-in ready and offers a spacious layout with modern amenities. The property is located in a desirable community with amenities such as a pool and cabana. The home's excellent condition and curb appeal make it an attractive investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑
• Both Adding smart home features — Smart home features can increase the property's appeal and value to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Upgrading the appliances can make the kitchen more functional and appealing to potential buyers and renters. ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Bryson Elementary C- SC #145/597 Nat'l #11,263/41,679 Middle Bryson Middle F SC #147/229 Nat'l #9,659/14,009 High Hillcrest High B+ SC #57/196 Nat'l #2,083/17,239

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

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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%

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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 · 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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association presentHOA does not include any fees (no amenities included)Community pool, tennis court, common areas, some sidewalks and lights

Exterior

• Parking: Attached 2-car garagePaved driveway
• Utilities: Public waterPublic sewerPrivate garbage pickupElectric service
• Home design: Two-story single family homeBrentwood modelNew construction (2026)Entry on main levelLevel lot
• Construction: Concrete plank and hardboard sidingArchitectural roofSlab foundationBuilt by Meritage Homes
• Exterior features: Front porchTilt-out windowsVinyl/aluminum trim

Interior

• Kitchen: DishwasherDisposalGas range / ovenBuilt-in microwaveWalk-in pantry
• Bedrooms: Primary bedroom with double sink, full bath, shower only and walk-in closet (14 x 17)Second bedroom (11 x 11)Third bedroom (12 x 12)Fourth bedroom (11 x 11)
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric forced air heatingCentral forced coolingGas water heater
• Interior features: Attic stairs (disappearing)Cable availableTray ceilingGranite countertopsQuartz countertopsOpen floor planSmoke detectorWalk-in pantryWalk-in closet(s)Smart systems pre-wiringGas log fireplace (1)
• Laundry & utility: Laundry on second floor

Price history

-4.0% since first listed

12 events — show timeline

• 2026-06-23 Pending — SPMLS
• 2026-06-23 Pending — WUMLS
• 2026-06-23 Pending — Greater Greenville MLS
• 2026-06-17 Price Changed $359,900 Greater Greenville MLS
• 2026-06-17 Price Changed $359,900 SPMLS
• 2026-06-17 Price Changed $359,900 WUMLS
• 2026-06-15 Listed $369,900 SPMLS
• 2026-06-15 Listed $369,900 WUMLS
• 2026-05-30 Price Changed $369,900 Greater Greenville MLS
• 2026-05-19 Price Changed $349,333 Greater Greenville MLS
• 2026-05-12 Price Changed $369,900 Greater Greenville MLS
• 2026-05-08 Listed $374,900 Greater Greenville MLS