11 Torwood St · Fountain Inn, SC 29644

$311,710

4 bd · 2.5 ba · 2,266 sqft · SingleFamily · 22 Days on market

Built 2026 Good condition 2-car garage $138/sqft · at area comps Est $318k · at est. ↓ 3% 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).

• Cash flow +10.6/30.0
• ARV discount +8.4/15.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Wayfare at 11 Torwood St A beautifully designed home that perfectly blends space, style, and functionality. This 4-bedroom, 3 full bath floor plan features a guest bedroom and full bath on the main level, making it ideal for visitors or multi-generational living. The open-concept layout is filled with abundant natural light and highlighted by durable LVP flooring and quartz countertops in the kitchen. Upstairs, you'll find generously sized bedrooms and a huge loft/bonus room perfect for a second living space, playroom, or home office. Enjoy the outdoors in the spacious backyard, offering plenty of room to relax, entertain, or play.

Key facts

• Quartz countertops
• Full bath
• Durable lvp flooring

Tags

• GUEST BEDROOM
• FULL BATH
• OPEN-CONCEPT LAYOUT
• DURABLE LVP FLOORING
• QUARTZ COUNTERTOPS
• HUGE LOFT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.7% below list).
• Recommended offer: $253k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% 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: 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); 551 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $9k 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 22 days — a 2% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,428 (18.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $317,715
• List price: $311,710
• Delta: -0.26%
• 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
8 Torwood St	0.03mi	4/2.5	2,266 (0%)	1mo	$314,815	$139	98
9 Torwood St	0.01mi	4/3.0	2,435 (+8%)	0mo	$318,430	$131	85
118 Beechcroft Pl	0.11mi	3/2.0 (-1)	2,100 (-7%)	0mo	$374,900	$179	75
117 Pretoria Dr	0.41mi	4/2.5	2,164 (-4%)	1mo	$316,900	$146	72
407 Roocroft Ct	0.50mi	4/2.5	2,174 (-4%)	2mo	$293,900	$135	68
170 Cranford Rd	0.46mi	5/3.0 (+1)	2,368 (+4%)	0mo	$318,900	$135	64
107 Pretoria Dr	0.38mi	4/2.5	1,991 (-12%)	1mo	$308,900	$155	61
123 Pretoria Dr	0.42mi	4/2.5	1,991 (-12%)	1mo	$308,900	$155	59
155 Cranford Rd	0.42mi	4/2.5	1,927 (-15%)	1mo	$297,900	$155	55
119 Pretoria Dr	0.41mi	5/3.0 (+1)	2,511 (+11%)	2mo	$335,240	$134	54
120 Pretoria Dr	0.45mi	5/3.0 (+1)	2,511 (+11%)	1mo	$339,240	$135	53
316 Roocroft Ct	0.53mi	4/2.5	1,927 (-15%)	2mo	$295,900	$154	49

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: -18.0%
• Equity multiple: 0.36×
• Total profit: $-56,145
• Equity at exit: $46,477

10-year hold

• IRR: -7.5%
• Equity multiple: 0.49×
• Total profit: $-44,209
• Equity at exit: $26,951

Cash invested: $87,279 (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: 62 active · 61 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $328,745 ($155/sqft)
• Median days on market: 89 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: -9.4% 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: 551
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$1,635
• Tax est. 1.5%: −$390 /mo · $4,676/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-152

Break-even live

Break-even rent $2,727

Max offer price $289,704

Occupancy floor —

Sensitivity live

Price	-10% $63	-5% $-44	+0% $-152	+5% $-260	+10% $-367
Rent	-10% $-352	-5% $-252	+0% $-152	+5% $-52	+10% $48
Rate	-1.0pp $5	-0.5pp $-73	base $-152	+0.5pp $-233	+1.0pp $-315

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: $77,928
• Closing costs: $9,351
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	68d	1	0.30mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	41d	1	0.98mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	17d	1	1.18mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,525	$1.19	15d	12	1.35mi

Property features AI

Finance

• Other: Approximate finished heated area: 2,266 sq ftLot is 1/2 acre or lessApproximate completion date in April 2026
• HOA & community: Homeowners association presentHOA covers street lights, bylaws and restrictive covenantsCommunity amenities include common areas, lighting, playground and some sidewalks

Exterior

• Parking: Attached 2-car garagePaved driveway
• Security: Smoke detector
• Utilities: Public waterPublic sewerUnderground utilitiesNo community garbage pickup
• Home design: 2-story single family home (Wayfare model)New construction (approx. 2026)Entry facing not specified
• Construction: Built by Dream Finders HomesSlab foundation
• Exterior features: PatioTilt-out windowsThermal windowsVinyl sidingComposition shingle roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeBuilt-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, tub/shower and walk-in closetBedroom sizes: Primary 17 x 12; 2nd 11 x 11; 3rd 12 x 10; 4th 15 x 12
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric forced air heating with damper controlCentral electric cooling with damper controlElectric water heater
• Interior features: Attic stairs (disappearing)Cable availableSmooth ceilingsGranite countertopsQuartz countertopsOpen floor planSmoke detectorWalk-in closetsWalk-in pantryRadon mitigation systemOffice/study
• Laundry & utility: Laundry on 2nd floorWasher connectionElectric dryer hookup

Listing history 50 events

1. 2026-08-07
   pricedays on market $311,710 Active 22 DOM
2. 2026-08-06
   days on market $316,900 Active 21 DOM
3. 2026-08-05
   price $316,900 Active 20 DOM
4. 2026-08-05
   days on market $326,575 Active 20 DOM
5. 2026-08-04
   days on market $326,575 Active 19 DOM
6. 2026-08-03
   days on market $326,575 Active 18 DOM
7. 2026-07-31
   days on market $326,575 Active 15 DOM
8. 2026-07-30
   days on market $326,575 Active 14 DOM
9. 2026-07-30
   days on market $326,575 Active 13 DOM
10. 2026-07-28
    days on market $326,575 Active 12 DOM
11. 2026-07-26
    days on market $326,575 Active 10 DOM
12. 2026-07-25
    pricedays on marketlisting id $326,575 Active 9 DOM
13. 2026-07-24
    days on market $326,675 Active 99 DOM
14. 2026-07-23
    days on market $326,675 Active 98 DOM
15. 2026-07-22
    days on market $326,675 Active 97 DOM
16. 2026-07-21
    days on market $326,675 Active 96 DOM
17. 2026-07-20
    days on market $326,675 Active 95 DOM
18. 2026-07-19
    days on market $326,675 Active 93 DOM
19. 2026-07-18
    days on market $326,675 Active 92 DOM
20. 2026-07-16
    days on market $326,675 Active 91 DOM
21. 2026-07-15
    pricedays on market $326,675 Active 90 DOM
22. 2026-07-14
    days on market $324,675 Active 89 DOM
23. 2026-07-13
    days on market $324,675 Active 88 DOM
24. 2026-07-13
    days on market $324,675 Active 87 DOM
25. 2026-07-11
    days on market $324,675 Active 86 DOM
26. 2026-07-10
    days on market $324,675 Active 85 DOM
27. 2026-07-09
    days on market $324,675 Active 84 DOM
28. 2026-07-07
    days on market $324,675 Active 82 DOM
29. 2026-07-06
    days on market $324,675 Active 81 DOM
30. 2026-07-05
    days on market $324,675 Active 80 DOM
31. 2026-07-03
    days on market $324,675 Active 78 DOM
32. 2026-07-02
    days on market $324,675 Active 77 DOM
33. 2026-07-01
    days on market $324,675 Active 76 DOM
34. 2026-06-30
    days on market $324,675 Active 75 DOM
35. 2026-06-29
    days on market $324,675 Active 74 DOM
36. 2026-06-28
    days on market $324,675 Active 73 DOM
37. 2026-06-28
    days on market $324,675 Active 72 DOM
38. 2026-06-27
    pricedays on market $324,675 Active 71 DOM
39. 2026-06-25
    days on market $336,175 Active 69 DOM
40. 2026-06-22
    days on market $336,175 Active 67 DOM
41. 2026-06-22
    pricedays on market $336,175 Active 66 DOM
42. 2026-06-18
    days on market $335,175 Active 63 DOM
43. 2026-06-17
    days on market $335,175 Active 62 DOM
44. 2026-06-16
    days on market $335,175 Active 61 DOM
45. 2026-06-15
    days on market $335,175 Active 60 DOM
46. 2026-06-13
    days on market $335,175 Active 58 DOM
47. 2026-06-13
    days on market $335,175 Active 57 DOM
48. 2026-06-10
    days on market $335,175 Active 55 DOM
49. 2026-06-09
    days on market $335,175 Active 54 DOM
50. 2026-06-08
    days on market $335,175 Active 53 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: $30,411
• − Mortgage interest: −$17,461
• − Property taxes: −$4,676
• − Insurance: −$1,559
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$9,068
• Taxable loss: −$7,217
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $-93/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 home is in excellent condition with a fresh paint job and modern appliances, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 48/100

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 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

• Other: Approximate finished heated area: 2,266 sq ftLot is 1/2 acre or lessApproximate completion date in April 2026
• HOA & community: Homeowners association presentHOA covers street lights, bylaws and restrictive covenantsCommunity amenities include common areas, lighting, playground and some sidewalks

Exterior

• Parking: Attached 2-car garagePaved driveway
• Security: Smoke detector
• Utilities: Public waterPublic sewerUnderground utilitiesNo community garbage pickup
• Home design: 2-story single family home (Wayfare model)New construction (approx. 2026)Entry facing not specified
• Construction: Built by Dream Finders HomesSlab foundation
• Exterior features: PatioTilt-out windowsThermal windowsVinyl sidingComposition shingle roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeBuilt-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, tub/shower and walk-in closetBedroom sizes: Primary 17 x 12; 2nd 11 x 11; 3rd 12 x 10; 4th 15 x 12
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric forced air heating with damper controlCentral electric cooling with damper controlElectric water heater
• Interior features: Attic stairs (disappearing)Cable availableSmooth ceilingsGranite countertopsQuartz countertopsOpen floor planSmoke detectorWalk-in closetsWalk-in pantryRadon mitigation systemOffice/study
• Laundry & utility: Laundry on 2nd floorWasher connectionElectric dryer hookup

Price history

-3.1% since first listed

3 events — show timeline

• 2026-06-27 Price Changed $324,675 Greater Greenville MLS
• 2026-06-21 Price Changed $336,175 Greater Greenville MLS
• 2026-04-16 Listed $335,175 Greater Greenville MLS