Finley Plan · Fountain Inn, SC 29644

$319,990

4 bd · 2.5 ba · 2,165 sqft · SingleFamily · 154 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +5.7/30.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Timeless Design with Room to Live & Gather The Finley blends classic style with thoughtful functionality, creating a home designed for both everyday comfort and memorable gatherings. Elevated Main-Level Living Elegant dining room provides the perfect setting for hosting family and friends Spacious kitchen features a large island with bar seating Kitchen opens seamlessly to the family room with soaring vaulted ceilings Open layout creates a natural flow for entertaining and everyday living A Private Owner's Retreat The main-level primary suite offers a peaceful retreat with a generous walk-in closet and a beautifully appointed en suite bathroom.

Key facts

• Elegant dining room
• Spacious kitchen
• Family room

Tags

• ELEGANT DINING ROOM
• SPACIOUS KITCHEN
• LARGE ISLAND
• BAR SEATING
• FAMILY ROOM
• VAULTED CEILINGS

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $363,527.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-750 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (30.3% below list).
• Recommended offer: $223k (30.3% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 791 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 38% 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 $3k 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 154 days — a 12% lower offer ($282k) 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 $223,066 (30.3% 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 154 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.61% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.84%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $363,527
• List price: $319,990
• Delta: -11.98%
• 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
110 Canyon Creek Way	0.02mi	4/2.5	2,165 (0%)	0mo	$330,000	$152	99
7 Winwood Ln	0.07mi	4/2.5	2,179 (+1%)	2mo	$360,990	$166	94
114 Tall Pines Rd	0.42mi	4/3.5	2,259 (+4%)	2mo	$836,000	$370	68
3 Torwood St	0.47mi	5/3.0 (+1)	2,266 (+5%)	2mo	$321,990	$142	62
127 Beechcroft Pl	0.62mi	3/2.0 (-1)	2,100 (-3%)	1mo	$364,534	$174	58
109 Beechcroft Pl	0.54mi	4/2.5	2,366 (+9%)	2mo	$355,900	$150	57
140 Beechcroft Pl	0.63mi	3/2.0 (-1)	2,100 (-3%)	1mo	$357,719	$170	57
108 Beechcroft Pl	0.56mi	4/2.5	2,366 (+9%)	1mo	$359,900	$152	57
118 Beechcroft Pl	0.61mi	3/2.0 (-1)	2,100 (-3%)	3mo	$374,900	$179	57
125 Beechcroft Pl	0.61mi	4/2.5	2,366 (+9%)	1mo	$355,000	$150	55
11 Torwood St Lot 353	0.50mi	4/3.0	2,426 (+12%)	2mo	$316,900	$131	53
9 Torwood St	0.49mi	4/3.0	2,435 (+12%)	3mo	$318,430	$131	52

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: -30.3%
• Equity multiple: -0.01×
• Total profit: $-103,111
• Equity at exit: $54,203

10-year hold

• IRR: -26.1%
• Equity multiple: -0.34×
• Total profit: $-136,201
• Equity at exit: $31,431

Cash invested: $101,788 (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 · 81 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $317,945 ($153/sqft)
• Median days on market: 83 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +10.0% 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: 791
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$1,906
• Tax est. 1.5%: −$454 /mo · $5,453/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-750

Break-even live

Break-even rent $3,180

Max offer price $254,996

Occupancy floor —

Sensitivity live

Price	-10% $-499	-5% $-624	+0% $-750	+5% $-876	+10% $-1,001
Rent	-10% $-926	-5% $-838	+0% $-750	+5% $-662	+10% $-574
Rate	-1.0pp $-567	-0.5pp $-658	base $-750	+0.5pp $-844	+1.0pp $-940

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: $90,882
• Closing costs: $10,906
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	$2,475	$1.17	0d	7	0.92mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	164d	1	1.07mi
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	$2,374	$1.27	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: Address: 102 Canyon Creek Way, Fountain Inn, SC 29644Last modified May 29, 2026
• Financial info: List price $359,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Finley planNew construction (Plan inventory)
• Exterior features: Living area approximately 2,165

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan name: FinleyActive listing

Listing history 50 events

1. 2026-11-08
   days on market $319,990 Active 154 DOM
2. 2026-11-07
   days on market $319,990 Active 153 DOM
3. 2026-11-06
   days on market $319,990 Active 152 DOM
4. 2026-11-05
   days on market $319,990 Active 151 DOM
5. 2026-11-04
   days on market $319,990 Active 150 DOM
6. 2026-11-02
   days on market $319,990 Active 148 DOM
7. 2026-11-01
   days on market $319,990 Active 147 DOM
8. 2026-10-31
   days on market $319,990 Active 146 DOM
9. 2026-10-30
   days on market $319,990 Active 145 DOM
10. 2026-10-29
    days on market $319,990 Active 144 DOM
11. 2026-10-28
    days on market $319,990 Active 143 DOM
12. 2026-10-27
    days on market $319,990 Active 142 DOM
13. 2026-10-26
    days on market $319,990 Active 141 DOM
14. 2026-10-25
    days on market $319,990 Active 140 DOM
15. 2026-10-24
    days on market $319,990 Active 139 DOM
16. 2026-10-23
    days on market $319,990 Active 138 DOM
17. 2026-10-22
    days on market $319,990 Active 137 DOM
18. 2026-10-21
    days on market $319,990 Active 136 DOM
19. 2026-10-20
    days on market $319,990 Active 135 DOM
20. 2026-10-19
    days on market $319,990 Active 134 DOM
21. 2026-10-18
    days on market $319,990 Active 133 DOM
22. 2026-10-17
    days on market $319,990 Active 132 DOM
23. 2026-10-16
    days on market $319,990 Active 131 DOM
24. 2026-10-15
    price $319,990 Active 130 DOM
25. 2026-10-15
    days on market $339,990 Active 130 DOM
26. 2026-10-14
    days on market $339,990 Active 129 DOM
27. 2026-10-13
    days on market $339,990 Active 128 DOM
28. 2026-10-12
    days on market $339,990 Active 127 DOM
29. 2026-10-11
    days on market $339,990 Active 126 DOM
30. 2026-10-10
    days on market $339,990 Active 125 DOM
31. 2026-10-09
    days on market $339,990 Active 124 DOM
32. 2026-10-08
    days on market $339,990 Active 123 DOM
33. 2026-10-07
    days on market $339,990 Active 122 DOM
34. 2026-09-27
    days on market $339,990 Active 121 DOM
35. 2026-09-25
    days on market $339,990 Active 119 DOM
36. 2026-09-24
    days on market $339,990 Active 118 DOM
37. 2026-09-23
    days on market $339,990 Active 117 DOM
38. 2026-09-22
    days on market $339,990 Active 116 DOM
39. 2026-09-21
    days on market $339,990 Active 115 DOM
40. 2026-09-20
    days on market $339,990 Active 114 DOM
41. 2026-09-19
    days on market $339,990 Active 113 DOM
42. 2026-09-18
    days on market $339,990 Active 112 DOM
43. 2026-09-16
    days on market $339,990 Active 110 DOM
44. 2026-09-15
    days on market $339,990 Active 109 DOM
45. 2026-09-14
    days on market $339,990 Active 108 DOM
46. 2026-09-13
    days on market $339,990 Active 107 DOM
47. 2026-09-12
    days on market $339,990 Active 106 DOM
48. 2026-09-11
    days on market $339,990 Active 105 DOM
49. 2026-09-06
    days on market $339,990 Active 99 DOM
50. 2026-09-04
    days on market $339,990 Active 98 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: $26,768
• − Mortgage interest: −$20,363
• − Property taxes: −$5,453
• − Insurance: −$1,818
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$10,575
• Taxable loss: −$15,724
• Est. tax savings @ 24.0%: +$3,774
• After-tax cash flow: $-5,227/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 modern finishes and well-maintained exterior. It offers a good return on investment with updates that can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and adds value ↑
• Both Install smart home automation — Smart home features can increase property value and attract tech-savvy buyers ↑

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: Address: 102 Canyon Creek Way, Fountain Inn, SC 29644Last modified May 29, 2026
• Financial info: List price $359,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Finley planNew construction (Plan inventory)
• Exterior features: Living area approximately 2,165

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan name: FinleyActive listing