11 Heatherfield Dr · Fountain Inn, SC 29680

$270,000

3 bd · 2.5 ba · 1,368 sqft · SingleFamily public records · 109 Days on market

Built 2013 6,969 sqft lot $44/mo HOA · 2% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ZERO DOWN USDA ELIGIBLE! This 2 story home offers you 3 bedrooms, 2.5 bathrooms and a 1 car garage. What a great location with convenience to 385 and minutes from Fairview Rd shopping area. You are greeted to a front covered porch as you walk up to the front door. The living room is spacious and gets plenty of light and opens into the kitchen area. The kitchen has beautiful espresso colored cabinetry throughout and also showcases a stash center to keep you organized and a place to charge your electronics. The kitchen also has a Music Port with Two Speakers Just plug and play! Listen to your favorite music while you unpack, cook dinner or entertain! This home is also build has some great energy saving features with a tank-less water heater, Radiant Barrier Roof Sheathing which increases energy efficiency and alleviates extreme attic temperatures by reflecting heat out of the attic. All bedrooms are located upstairs along with the laundry area. The owners suite has a large walk-in closet and a bright bathroom. The back yard is completely fenced. We are ready for you come and take a look today.

Key facts

• 6,969 sq ft lot
• Garage
• Community pool

Tags

• EASY ACCESS TO DOWNTOWN
• SHORT DRIVE FROM FAIRVIEW ROAD
• FULLY FENCED BACKYARD
• PRE-INSTALLED SECURITY SYSTEM

Property features AI

Finance

• HOA & community: Homeowners association present; HOA amenities include a pool and street lights; Community features include pool and lighting

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Utilities: Public water; Tankless water heater; Public sewer; Private garbage pickup; Attached garage (vehicle access)
• Home design: Two-story residential home; Built approximately 11–20 years ago; Level lot; Underground utilities
• Construction: Composition shingle roof; Slab foundation
• Exterior features: Front porch; Patio; Tilt-out windows; Thermal windows; Vinyl/aluminum trim; Stone and vinyl siding exterior

Interior

• Kitchen: Cooktop (smooth); Electric oven; Built-in microwave; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom with full bath, walk-in closet (located on 2nd level); Bedroom sizes approximately 13 x 11; 10 x 9; 12 x 10
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Ceiling fans; Smooth ceilings; Granite countertops; Walk-in closet; Exercise room
• Laundry & utility: Second-floor laundry in a closet-style space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-38 ($-455/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (23.9% below list).
• Recommended offer: $205k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% 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: Fork Shoals School (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 792 students, 58% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 243 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 109 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $270k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,428 (23.9% 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 109 days. Have you received any prior offers? Is the seller open to a 24% 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: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-46,573
• Equity at exit: $40,258

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-45,320
• Equity at exit: $23,345

Cash invested: $75,600 (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 →

ZIP-level market 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 243
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$112
• HOA: −$44
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-38

Break-even live

Break-even rent $2,102

Max offer price $263,296

Occupancy floor 97%

Sensitivity live

Price	-10% $115	-5% $38	+0% $-38	+5% $-114	+10% $-191
Rent	-10% $-200	-5% $-119	+0% $-38	+5% $43	+10% $124
Rate	-1.0pp $98	-0.5pp $31	base $-38	+0.5pp $-108	+1.0pp $-179

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Crossview Dr Simpsonville, SC	3.0	2.0	1431	$1,906	$1.33	14d	1	0.72mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	26d	1	1.03mi
324 Norbury St Simpsonville, SC	2.0–3.0	2.5	1618	$2,054	$1.27	5d	10	1.20mi
124 Keel Ln Simpsonville, SC	3.0	2.5	1587	$1,800	$1.13	26d	1	1.27mi
104 Keel Ln Unit 1 Fountain Inn, SC	3.0	3.0	1310	$1,660	$1.27	26d	1	1.29mi
405 Tripmont Ct Simpsonville, SC	4.0	2.5	1860	$2,300	$1.24	26d	1	1.38mi
305 Tripmont Ct Simpsonville, SC	4.0	2.5	1838	$2,300	$1.25	26d	1	1.45mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-22
   days on market $270,000 Active 109 DOM
2. 2026-06-22
   days on market $270,000 Active 108 DOM
3. 2026-06-18
   days on market $270,000 Active 105 DOM
4. 2026-06-17
   days on market $270,000 Active 104 DOM
5. 2026-06-16
   days on market $270,000 Active 103 DOM
6. 2026-06-15
   days on market $270,000 Active 102 DOM
7. 2026-06-13
   days on market $270,000 Active 100 DOM
8. 2026-06-13
   days on market $270,000 Active 99 DOM
9. 2026-06-10
   days on market $270,000 Active 97 DOM
10. 2026-06-09
    days on market $270,000 Active 96 DOM
11. 2026-06-08
    days on market $270,000 Active 95 DOM
12. 2026-06-07
    pricedays on market $270,000 Active 94 DOM
13. 2026-06-03
    days on market $273,000 Active 90 DOM
14. 2026-06-03
    days on market $273,000 Active 89 DOM
15. 2026-06-01
    days on market $273,000 Active 88 DOM
16. 2026-05-31
    days on market $273,000 Active 87 DOM
17. 2026-05-21
    price $273,000
18. 2026-04-18
    price $275,000
19. 2026-04-09
    price $285,000
20. 2026-03-28
    price $290,000
21. 2026-03-21
    price $295,000
22. 2026-03-05
    listed $300,000 Active
23. 2017-05-02
    soldstatus $155,000
24. 2017-04-28
    soldstatus $155,000 Sold 1109-char remark

    Show marketing remark (1109 chars)

    ZERO DOWN USDA ELIGIBLE! This 2 story home offers you 3 bedrooms, 2.5 bathrooms and a 1 car garage. What a great location with convenience to 385 and minutes from Fairview Rd shopping area. You are greeted to a front covered porch as you walk up to the front door. The living room is spacious and gets plenty of light and opens into the kitchen area. The kitchen has beautiful espresso colored cabinetry throughout and also showcases a stash center to keep you organized and a place to charge your electronics. The kitchen also has a Music Port with Two Speakers Just plug and play! Listen to your favorite music while you unpack, cook dinner or entertain! This home is also build has some great energy saving features with a tank-less water heater, Radiant Barrier Roof Sheathing which increases energy efficiency and alleviates extreme attic temperatures by reflecting heat out of the attic. All bedrooms are located upstairs along with the laundry area. The owners suite has a large walk-in closet and a bright bathroom. The back yard is completely fenced. We are ready for you come and take a look today.

25. 2017-04-10
    status Pending 1109-char remark

    Show marketing remark (1109 chars)

    ZERO DOWN USDA ELIGIBLE! This 2 story home offers you 3 bedrooms, 2.5 bathrooms and a 1 car garage. What a great location with convenience to 385 and minutes from Fairview Rd shopping area. You are greeted to a front covered porch as you walk up to the front door. The living room is spacious and gets plenty of light and opens into the kitchen area. The kitchen has beautiful espresso colored cabinetry throughout and also showcases a stash center to keep you organized and a place to charge your electronics. The kitchen also has a Music Port with Two Speakers Just plug and play! Listen to your favorite music while you unpack, cook dinner or entertain! This home is also build has some great energy saving features with a tank-less water heater, Radiant Barrier Roof Sheathing which increases energy efficiency and alleviates extreme attic temperatures by reflecting heat out of the attic. All bedrooms are located upstairs along with the laundry area. The owners suite has a large walk-in closet and a bright bathroom. The back yard is completely fenced. We are ready for you come and take a look today.

26. 2017-03-25
    historical Contingency Contract 1109-char remark

    Show marketing remark (1109 chars)

    ZERO DOWN USDA ELIGIBLE! This 2 story home offers you 3 bedrooms, 2.5 bathrooms and a 1 car garage. What a great location with convenience to 385 and minutes from Fairview Rd shopping area. You are greeted to a front covered porch as you walk up to the front door. The living room is spacious and gets plenty of light and opens into the kitchen area. The kitchen has beautiful espresso colored cabinetry throughout and also showcases a stash center to keep you organized and a place to charge your electronics. The kitchen also has a Music Port with Two Speakers Just plug and play! Listen to your favorite music while you unpack, cook dinner or entertain! This home is also build has some great energy saving features with a tank-less water heater, Radiant Barrier Roof Sheathing which increases energy efficiency and alleviates extreme attic temperatures by reflecting heat out of the attic. All bedrooms are located upstairs along with the laundry area. The owners suite has a large walk-in closet and a bright bathroom. The back yard is completely fenced. We are ready for you come and take a look today.

27. 2017-03-21
    listed $155,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    ZERO DOWN USDA ELIGIBLE! This 2 story home offers you 3 bedrooms, 2.5 bathrooms and a 1 car garage. What a great location with convenience to 385 and minutes from Fairview Rd shopping area. You are greeted to a front covered porch as you walk up to the front door. The living room is spacious and gets plenty of light and opens into the kitchen area. The kitchen has beautiful espresso colored cabinetry throughout and also showcases a stash center to keep you organized and a place to charge your electronics. The kitchen also has a Music Port with Two Speakers Just plug and play! Listen to your favorite music while you unpack, cook dinner or entertain! This home is also build has some great energy saving features with a tank-less water heater, Radiant Barrier Roof Sheathing which increases energy efficiency and alleviates extreme attic temperatures by reflecting heat out of the attic. All bedrooms are located upstairs along with the laundry area. The owners suite has a large walk-in closet and a bright bathroom. The back yard is completely fenced. We are ready for you come and take a look today.

28. 2012-08-10
    soldstatus $48,000

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,061 · $88/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$478/yr (+$40/mo · 45.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $24,651
• − Mortgage interest: −$15,124
• − Property taxes: −$1,061
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$528
• − Depreciation: −$7,855
• Taxable loss: −$5,211
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $795/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.

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

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 · 573,815 people
• City population: 22,907
• Metro: Greenville-Anderson, SC
• Population (ZIP): 35,770
• Household income: $86,716
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 553.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 24% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -102.15%
• Current HPI: 224.9051
• Rent YoY: ▲ 2.85%
• 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

Price history

+468.8% since first listed

12 events — show timeline

• 2026-05-21 Price Changed $273,000 Greater Greenville MLS
• 2026-04-18 Price Changed $275,000 Greater Greenville MLS
• 2026-04-09 Price Changed $285,000 Greater Greenville MLS
• 2026-03-28 Price Changed $290,000 Greater Greenville MLS
• 2026-03-21 Price Changed $295,000 Greater Greenville MLS
• 2026-03-05 Listed $300,000 Greater Greenville MLS
• 2017-05-02 Sold (Public Records) $155,000 Public Records
• 2017-04-28 Sold (MLS) $155,000 Greater Greenville MLS
• 2017-04-10 Pending — Greater Greenville MLS
• 2017-03-25 Contingent — Greater Greenville MLS
• 2017-03-21 Listed $155,000 Greater Greenville MLS
• 2012-08-10 Sold (Public Records) $48,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,061 · +4.1% YoY. Source: county tax records.