Finley Plan · Fountain Inn, SC 29644

$339,990

4 bd · 2.5 ba · 2,165 sqft · SingleFamily · 118 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 +6.2/30.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• 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. From the elegant dining room to the spacious kitchen and vaulted family room, the main level offers inviting spaces that feel open, connected, and welcoming.

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 $339,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $346,843.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (34.1% below list).
• Recommended offer: $224k (34.1% 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); 649 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 $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 118 days — a 9% lower offer ($309k) 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 $224,014 (34.1% 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 118 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.75%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $346,843
• List price: $339,990
• Delta: -1.98%
• 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
7 Winwood Ln	0.07mi	4/2.5	2,179 (+1%)	1mo	$360,990	$166	95
114 Tall Pines Rd	0.42mi	4/3.5	2,259 (+4%)	0mo	$836,000	$370	69
8 Torwood St	0.51mi	4/2.5	2,266 (+5%)	3mo	$314,815	$139	66
3 Torwood St	0.47mi	5/3.0 (+1)	2,266 (+5%)	1mo	$321,990	$142	63
109 Beechcroft Pl	0.54mi	4/2.5	2,366 (+9%)	1mo	$355,900	$150	59
118 Beechcroft Pl	0.61mi	3/2.0 (-1)	2,100 (-3%)	2mo	$374,900	$179	58
114 Beechcroft Pl	0.52mi	4/2.5	2,366 (+9%)	4mo	$358,300	$151	57
124 Beechcroft Pl	0.63mi	3/2.0 (-1)	2,100 (-3%)	4mo	$345,000	$164	55
11 Torwood St Lot 353	0.50mi	4/3.0	2,426 (+12%)	1mo	$316,900	$131	54
9 Torwood St	0.49mi	4/3.0	2,435 (+12%)	2mo	$318,430	$131	53
12 Torwood St	0.53mi	4/3.0	2,451 (+13%)	4mo	$317,000	$129	48
95 Triangle Pine Rd	0.73mi	3/2.0 (-1)	2,383 (+10%)	3mo	$570,000	$239	40

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: -28.2%
• Equity multiple: 0.05×
• Total profit: $-92,572
• Equity at exit: $51,715

10-year hold

• IRR: -22.1%
• Equity multiple: -0.20×
• Total profit: $-116,889
• Equity at exit: $29,989

Cash invested: $97,116 (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: 63 active · 70 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $318,990 ($153/sqft)
• Median days on market: 52 d
• This list price: 78% of active listings are priced below it
• ARV vs active asking: +4.9% 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: 12.6×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,819
• Tax est. 1.5%: −$434 /mo · $5,203/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-627

Break-even live

Break-even rent $3,034

Max offer price $256,080

Occupancy floor —

Sensitivity live

Price	-10% $-388	-5% $-507	+0% $-627	+5% $-747	+10% $-867
Rent	-10% $-804	-5% $-716	+0% $-627	+5% $-539	+10% $-450
Rate	-1.0pp $-453	-0.5pp $-539	base $-627	+0.5pp $-717	+1.0pp $-809

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: $86,711
• Closing costs: $10,405
• 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	0d	1	0.12mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,295	$0.99	9d	1	0.14mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	88d	1	0.69mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	115d	1	0.78mi
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	6d	1	0.86mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,150	$0.99	0d	1	0.89mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	8	0.92mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	119d	1	1.07mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	9d	1	1.13mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	63d	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	73d	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. 2026-09-24
   days on market $339,990 Active 118 DOM
2. 2026-09-23
   days on market $339,990 Active 117 DOM
3. 2026-09-22
   days on market $339,990 Active 116 DOM
4. 2026-09-21
   days on market $339,990 Active 115 DOM
5. 2026-09-20
   days on market $339,990 Active 114 DOM
6. 2026-09-19
   days on market $339,990 Active 113 DOM
7. 2026-09-18
   days on market $339,990 Active 112 DOM
8. 2026-09-16
   days on market $339,990 Active 110 DOM
9. 2026-09-15
   days on market $339,990 Active 109 DOM
10. 2026-09-14
    days on market $339,990 Active 108 DOM
11. 2026-09-13
    days on market $339,990 Active 107 DOM
12. 2026-09-12
    days on market $339,990 Active 106 DOM
13. 2026-09-11
    days on market $339,990 Active 105 DOM
14. 2026-09-06
    days on market $339,990 Active 99 DOM
15. 2026-09-04
    days on market $339,990 Active 98 DOM
16. 2026-09-03
    days on market $339,990 Active 97 DOM
17. 2026-08-31
    days on market $339,990 Active 94 DOM
18. 2026-08-30
    days on market $339,990 Active 93 DOM
19. 2026-08-29
    days on market $339,990 Active 92 DOM
20. 2026-08-28
    days on market $339,990 Active 91 DOM
21. 2026-08-27
    days on market $339,990 Active 90 DOM
22. 2026-08-25
    days on market $339,990 Active 88 DOM
23. 2026-08-24
    days on market $339,990 Active 87 DOM
24. 2026-08-23
    days on market $339,990 Active 86 DOM
25. 2026-08-22
    days on market $339,990 Active 85 DOM
26. 2026-08-21
    days on market $339,990 Active 84 DOM
27. 2026-08-20
    days on market $339,990 Active 83 DOM
28. 2026-08-19
    days on market $339,990 Active 82 DOM
29. 2026-08-18
    remarks 695-char remark
30. 2026-08-18
    days on market $339,990 Active 81 DOM
31. 2026-08-16
    days on market $339,990 Active 79 DOM
32. 2026-08-15
    days on market $339,990 Active 78 DOM
33. 2026-08-15
    days on market $339,990 Active 77 DOM
34. 2026-08-13
    days on market $339,990 Active 76 DOM
35. 2026-08-12
    days on market $339,990 Active 75 DOM
36. 2026-08-11
    days on market $339,990 Active 74 DOM
37. 2026-08-10
    days on market $339,990 Active 73 DOM
38. 2026-08-09
    days on market $339,990 Active 72 DOM
39. 2026-08-07
    days on market $339,990 Active 70 DOM
40. 2026-08-06
    days on market $339,990 Active 69 DOM
41. 2026-08-05
    days on market $339,990 Active 68 DOM
42. 2026-08-04
    days on market $339,990 Active 67 DOM
43. 2026-08-03
    days on market $339,990 Active 66 DOM
44. 2026-07-31
    days on market $339,990 Active 63 DOM
45. 2026-07-30
    days on market $339,990 Active 62 DOM
46. 2026-07-30
    days on market $339,990 Active 61 DOM
47. 2026-07-28
    days on market $339,990 Active 60 DOM
48. 2026-07-26
    days on market $339,990 Active 58 DOM
49. 2026-07-25
    days on market $339,990 Active 57 DOM
50. 2026-07-24
    days on market $339,990 Active 56 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: $26,882
• − Mortgage interest: −$19,429
• − Property taxes: −$5,203
• − Insurance: −$1,734
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$10,090
• Taxable loss: −$13,875
• Est. tax savings @ 24.0%: +$3,330
• After-tax cash flow: $-4,197/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%
• 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: 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