Lochlan Plan · Fountain Inn, SC 29644

$294,990

3 bd · 2.5 ba · 2,265 sqft · Townhouse · 175 Days on market

Good condition 2-car garage

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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 +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.0/10.0
• 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

Listing remarks

Townhome Convenience, Single-Family Comfort The Lochlan brings together townhome living with the spacious feel of a single-family home. With a vaulted ceiling, first-floor primary suite, and versatile upstairs living, this floorplan is designed to make everyday life feel effortless.

Key facts

• Main-level living
• 2 garage spots
• Listed 174 days

Tags

• MAIN-LEVEL LIVING
• SOARING VAULTED CEILING
• KITCHEN WITH LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• FIRST-FLOOR PRIMARY SUITE
• EXTENSIVE WALK-IN CLOSET

🏗️ New construction. The $294,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $300,490.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (28.2% below list).
• Recommended offer: $212k (28.2% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 791 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 36% 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 175 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

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 $211,902 (28.2% 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 175 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $300,490
• List price: $294,990
• Delta: -1.83%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Ridgelea St	0.13mi	3/2.5	2,285 (+1%)	1mo	$296,990	$130	91
314 Ridgelea St	0.11mi	3/2.5	2,278 (+1%)	4mo	$303,990	$133	91
334 Ridgelea St	0.14mi	3/2.5	2,311 (+2%)	1mo	$339,990	$147	89
322 Ridgelea St	0.13mi	3/2.5	2,311 (+2%)	2mo	$318,990	$138	89
318 Ridgelea St	0.12mi	3/2.5	2,311 (+2%)	5mo	$329,990	$143	87

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: -24.4%
• Equity multiple: 0.16×
• Total profit: $-70,946
• Equity at exit: $44,804

10-year hold

• IRR: -16.0%
• Equity multiple: 0.04×
• Total profit: $-80,454
• Equity at exit: $25,981

Cash invested: $84,137 (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: 4 active · 13 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $291,490 ($128/sqft)
• Median days on market: 24 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +3.7% 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: 11.6×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,576
• Tax est. 1.5%: −$376 /mo · $4,507/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-403

Break-even live

Break-even rent $2,629

Max offer price $242,234

Occupancy floor —

Sensitivity live

Price	-10% $-195	-5% $-299	+0% $-403	+5% $-506	+10% $-610
Rent	-10% $-570	-5% $-486	+0% $-403	+5% $-319	+10% $-235
Rate	-1.0pp $-251	-0.5pp $-326	base $-403	+0.5pp $-480	+1.0pp $-560

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: $75,122
• Closing costs: $9,015
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Round Rock Way Fountain Inn, SC	3.0	2.5	1616	$1,700	$1.05	31d	1	0.12mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,195	$0.95	10d	1	0.14mi
13 Torwood St Fountain Inn, SC	4.0	3.0	2450	$2,300	$0.94	2d	1	0.50mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	133d	1	0.69mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	160d	1	0.78mi
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	51d	1	0.86mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,100	$0.97	38d	1	0.89mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,050	$0.97	0d	7	0.92mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	10d	1	1.13mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	108d	1	1.13mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$1,924	$1.03	0d	9	1.20mi
40 Fernhill Ln Fountain Inn, SC	3.0	3.0	1983	$1,850	$0.93	118d	1	1.38mi

Property features AI

Finance

• Other: New construction inventory type: PlanListing price: $294,990Status: Active

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeLocated in Fountain Inn, SC (29644)
• Exterior features: Living area: 2265 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home (Lochlan)

Listing history 50 events

1. 2026-11-08
   days on market $294,990 Active 175 DOM
2. 2026-11-07
   days on market $294,990 Active 174 DOM
3. 2026-11-06
   days on market $294,990 Active 173 DOM
4. 2026-11-05
   days on market $294,990 Active 172 DOM
5. 2026-11-04
   days on market $294,990 Active 171 DOM
6. 2026-11-02
   days on market $294,990 Active 169 DOM
7. 2026-11-01
   days on market $294,990 Active 168 DOM
8. 2026-10-31
   days on market $294,990 Active 167 DOM
9. 2026-10-30
   days on market $294,990 Active 166 DOM
10. 2026-10-29
    days on market $294,990 Active 165 DOM
11. 2026-10-28
    days on market $294,990 Active 164 DOM
12. 2026-10-27
    days on market $294,990 Active 163 DOM
13. 2026-10-26
    days on market $294,990 Active 162 DOM
14. 2026-10-25
    days on market $294,990 Active 161 DOM
15. 2026-10-24
    days on market $294,990 Active 160 DOM
16. 2026-10-23
    days on market $294,990 Active 159 DOM
17. 2026-10-22
    days on market $294,990 Active 158 DOM
18. 2026-10-21
    days on market $294,990 Active 157 DOM
19. 2026-10-20
    days on market $294,990 Active 156 DOM
20. 2026-10-19
    days on market $294,990 Active 155 DOM
21. 2026-10-18
    days on market $294,990 Active 154 DOM
22. 2026-10-17
    days on market $294,990 Active 153 DOM
23. 2026-10-16
    days on market $294,990 Active 152 DOM
24. 2026-10-15
    days on market $294,990 Active 151 DOM
25. 2026-10-14
    days on market $294,990 Active 150 DOM
26. 2026-10-13
    days on market $294,990 Active 149 DOM
27. 2026-10-12
    days on market $294,990 Active 148 DOM
28. 2026-10-11
    days on market $294,990 Active 147 DOM
29. 2026-10-10
    days on market $294,990 Active 146 DOM
30. 2026-10-09
    days on market $294,990 Active 145 DOM
31. 2026-10-08
    days on market $294,990 Active 144 DOM
32. 2026-10-07
    days on market $294,990 Active 143 DOM
33. 2026-09-27
    days on market $294,990 Active 142 DOM
34. 2026-09-25
    days on market $294,990 Active 140 DOM
35. 2026-09-24
    days on market $294,990 Active 139 DOM
36. 2026-09-23
    days on market $294,990 Active 138 DOM
37. 2026-09-22
    days on market $294,990 Active 137 DOM
38. 2026-09-21
    days on market $294,990 Active 136 DOM
39. 2026-09-20
    days on market $294,990 Active 135 DOM
40. 2026-09-19
    days on market $294,990 Active 134 DOM
41. 2026-09-18
    days on market $294,990 Active 133 DOM
42. 2026-09-16
    days on market $294,990 Active 131 DOM
43. 2026-09-15
    days on market $294,990 Active 130 DOM
44. 2026-09-14
    days on market $294,990 Active 129 DOM
45. 2026-09-13
    days on market $294,990 Active 128 DOM
46. 2026-09-12
    days on market $294,990 Active 127 DOM
47. 2026-09-11
    days on market $294,990 Active 126 DOM
48. 2026-09-06
    days on market $294,990 Active 120 DOM
49. 2026-09-04
    days on market $294,990 Active 119 DOM
50. 2026-09-03
    days on market $294,990 Active 118 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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,428
• − Mortgage interest: −$16,832
• − Property taxes: −$4,507
• − Insurance: −$1,502
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$8,742
• Taxable loss: −$10,224
• Est. tax savings @ 24.0%: +$2,454
• After-tax cash flow: $-2,377/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 townhome is in excellent condition with modern finishes and a well-maintained exterior. Minor touch-ups and cleaning would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

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%
• 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: New construction inventory type: PlanListing price: $294,990Status: Active

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeLocated in Fountain Inn, SC (29644)
• Exterior features: Living area: 2265 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home (Lochlan)