11 Torwood St · Fountain Inn, SC 29644

$316,900

4 bd · 2.5 ba · 2,266 sqft · SingleFamily · 27 Days on market

Built 2026 Good condition 2-car garage $140/sqft · at area comps Est $320k · at est.

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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 +8.5/30.0
• ARV discount +8.0/15.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.6/10.0
• DSCR +2.3/10.0
• 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 $317k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (23.7% below list).
• Recommended offer: $242k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Fountain Inn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 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 41% 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 27 days — a 2% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,765 (23.7% 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: 0.76% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $320,210
• List price: $316,900
• Delta: -1.03%
• 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
3 Torwood St	0.04mi	5/3.0 (+1)	2,266 (0%)	1mo	$321,990	$142	90
109 Beechcroft Pl	0.06mi	4/2.5	2,366 (+4%)	1mo	$355,900	$150	89
11 Torwood St Lot 353	0.00mi	4/3.0	2,426 (+7%)	1mo	$316,900	$131	86
9 Torwood St	0.01mi	4/3.0	2,435 (+8%)	2mo	$318,430	$131	84
114 Tall Pines Rd	0.28mi	4/3.5	2,259 (-0%)	0mo	$836,000	$370	82
156 Cranford Rd	0.42mi	4/2.5	2,174 (-4%)	0mo	$311,900	$143	74
153 Cranford Rd	0.42mi	4/2.5	2,174 (-4%)	1mo	$302,900	$139	73
166 Cranford Rd	0.45mi	4/2.5	2,174 (-4%)	1mo	$302,900	$139	71
161 Cranford Rd	0.45mi	4/2.5	2,174 (-4%)	2mo	$306,900	$141	71
129 Pretoria Dr	0.45mi	4/2.5	2,164 (-4%)	1mo	$322,900	$149	71
7 Winwood Ln	0.54mi	4/2.5	2,179 (-4%)	1mo	$360,990	$166	68
151 Cranford Rd	0.41mi	5/3.0 (+1)	2,368 (+4%)	1mo	$321,900	$136	65

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: -20.9%
• Equity multiple: 0.26×
• Total profit: $-65,325
• Equity at exit: $47,251

10-year hold

• IRR: -11.2%
• Equity multiple: 0.28×
• Total profit: $-63,490
• Equity at exit: $27,400

Cash invested: $88,732 (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: 77 active · 77 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $322,990 ($152/sqft)
• Median days on market: 52 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: -7.0% 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: 10.9×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$1,662
• Tax est. 1.5%: −$396 /mo · $4,754/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-280

Break-even live

Break-even rent $2,772

Max offer price $276,372

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-171	+0% $-280	+5% $-390	+10% $-499
Rent	-10% $-471	-5% $-376	+0% $-280	+5% $-185	+10% $-89
Rate	-1.0pp $-120	-0.5pp $-199	base $-280	+0.5pp $-362	+1.0pp $-446

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: $79,225
• Closing costs: $9,507
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	115d	1	0.30mi
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	6d	1	0.40mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,295	$0.99	9d	1	0.42mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,150	$0.99	0d	1	0.42mi
508 Round Rock Way Fountain Inn, SC	3.0	2.5	1616	$1,700	$1.05	0d	1	0.46mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	88d	1	0.98mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	63d	1	1.18mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	9d	1	1.18mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	8	1.35mi

Property features AI

Finance

• Financial info: List price $326,575

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertyActive listing

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Wayfare plan)Living area of 2,266

Listing history 50 events

1. 2026-08-12
   days on market $316,900 Active 27 DOM
2. 2026-08-11
   days on market $316,900 Active 26 DOM
3. 2026-08-10
   days on market $316,900 Active 25 DOM
4. 2026-08-09
   pricedays on market $316,900 Active 24 DOM
5. 2026-08-07
   pricedays on market $311,710 Active 22 DOM
6. 2026-08-06
   days on market $316,900 Active 21 DOM
7. 2026-08-05
   price $316,900 Active 20 DOM
8. 2026-08-05
   days on market $326,575 Active 20 DOM
9. 2026-08-04
   days on market $326,575 Active 19 DOM
10. 2026-08-03
    days on market $326,575 Active 18 DOM
11. 2026-07-31
    days on market $326,575 Active 15 DOM
12. 2026-07-30
    days on market $326,575 Active 14 DOM
13. 2026-07-30
    days on market $326,575 Active 13 DOM
14. 2026-07-28
    days on market $326,575 Active 12 DOM
15. 2026-07-26
    days on market $326,575 Active 10 DOM
16. 2026-07-25
    pricedays on marketlisting id $326,575 Active 9 DOM
17. 2026-07-24
    days on market $326,675 Active 99 DOM
18. 2026-07-23
    days on market $326,675 Active 98 DOM
19. 2026-07-22
    days on market $326,675 Active 97 DOM
20. 2026-07-21
    days on market $326,675 Active 96 DOM
21. 2026-07-20
    days on market $326,675 Active 95 DOM
22. 2026-07-19
    days on market $326,675 Active 93 DOM
23. 2026-07-18
    days on market $326,675 Active 92 DOM
24. 2026-07-16
    days on market $326,675 Active 91 DOM
25. 2026-07-15
    pricedays on market $326,675 Active 90 DOM
26. 2026-07-14
    days on market $324,675 Active 89 DOM
27. 2026-07-13
    days on market $324,675 Active 88 DOM
28. 2026-07-13
    days on market $324,675 Active 87 DOM
29. 2026-07-11
    days on market $324,675 Active 86 DOM
30. 2026-07-10
    days on market $324,675 Active 85 DOM
31. 2026-07-09
    days on market $324,675 Active 84 DOM
32. 2026-07-07
    days on market $324,675 Active 82 DOM
33. 2026-07-06
    days on market $324,675 Active 81 DOM
34. 2026-07-05
    days on market $324,675 Active 80 DOM
35. 2026-07-03
    days on market $324,675 Active 78 DOM
36. 2026-07-02
    days on market $324,675 Active 77 DOM
37. 2026-07-01
    days on market $324,675 Active 76 DOM
38. 2026-06-30
    days on market $324,675 Active 75 DOM
39. 2026-06-29
    days on market $324,675 Active 74 DOM
40. 2026-06-28
    days on market $324,675 Active 73 DOM
41. 2026-06-28
    days on market $324,675 Active 72 DOM
42. 2026-06-27
    pricedays on market $324,675 Active 71 DOM
43. 2026-06-25
    days on market $336,175 Active 69 DOM
44. 2026-06-22
    days on market $336,175 Active 67 DOM
45. 2026-06-22
    pricedays on market $336,175 Active 66 DOM
46. 2026-06-18
    days on market $335,175 Active 63 DOM
47. 2026-06-17
    days on market $335,175 Active 62 DOM
48. 2026-06-16
    days on market $335,175 Active 61 DOM
49. 2026-06-15
    days on market $335,175 Active 60 DOM
50. 2026-06-13
    days on market $335,175 Active 58 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: $29,012
• − Mortgage interest: −$17,751
• − Property taxes: −$4,754
• − Insurance: −$1,584
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$9,219
• Taxable loss: −$8,938
• Est. tax savings @ 24.0%: +$2,145
• After-tax cash flow: $-1,216/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

• Financial info: List price $326,575

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertyActive listing

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Wayfare plan)Living area of 2,266