504 Round Rock Way · Fountain Inn, SC 29644

$249,990

3 bd · 2.5 ba · 1,600 sqft · Townhouse · 46 Days on market

Built 2026 Excellent condition 1,742 sqft lot $125/mo HOA · 6% 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 +11.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Comfort, Open Spaces, Effortless Living Spacious, open concept kitchen with a 9 foot centered island sits adjacent to the airy family room and breakfast room Main level powder room and coat closet in entryway with 9 foot ceilings The roomy primary suite boasts a spacious walk-in closet and an en suite primary bathroom with a dual vanity, water closet, and glass enclosed walk-in shower The second level includes two secondary bedrooms, each with walk-in closets, a secondary bathroom, and the laundry room Easy outdoor access with built-in shed Home includes 1 car garage with 2 car parking pad

Key facts

• Dog park
• Community amenities
• James hardie siding

Tags

• JAMES HARDIE SIDING
• OUTDOOR LIVING
• SMART HOME FEATURES
• COMMUNITY AMENITIES
• PLAYGROUND
• DOG PARK

Property features AI

Finance

• Other: Approximate finished/heated living area: about 1,600 sq ft; Approximate completion date: 2026-06-30
• HOA & community: Community has a homeowners association; HOA covers lawn maintenance and street lights; Community amenities include common areas, lighting, playground, lawn maintenance and dog park

Exterior

• Parking: Attached 1-car garage with door opener; Paved driveway with extra pad
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Attached garage (power available)
• Home design: Two-story home; Model: Litchfield; Builder: DRB Homes; Under construction (approx. 2026 completion)
• Construction: Hardboard siding exterior; Architectural roof; Slab foundation; Storage in garage and additional storage (see remarks)
• Exterior features: Front porch; Patio; Tilt-out windows; Level lot

Interior

• Kitchen: 9 x 10 kitchen; Quartz countertops; Built-in microwave; Self-cleaning oven (gas); Stand-alone gas range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom on 2nd level with walk-in closet, shower-only bath, double sink and full bath (primary); Bedroom sizes: Primary ~12 x 15; Second ~14 x 10; Third ~14 x 10
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Attic with disappearing stairs; Cable available; 9-foot (or higher) smooth ceilings; Open floor plan; Smoke detector; Walk-in closets; Split floor plan; Quartz countertops; Pantry closet; Smart systems pre-wiring
• Laundry & utility: Second-floor closet-style laundry with electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.6% below list).
• Recommended offer: $221k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Bryson Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 911 students, 70% FRL) — zoned schools average 70% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 481 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 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 $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 46 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $221,058 (11.6% 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 46 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.88% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-43,667
• Equity at exit: $37,274

10-year hold

• IRR: -6.5%
• Equity multiple: 0.55×
• Total profit: $-31,465
• Equity at exit: $21,615

Cash invested: $69,997 (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 29644

• Home prices YoY: -28.6%
• Rents YoY: 4.5%
• Active inventory: 481
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$125
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-106

Break-even live

Break-even rent $2,345

Max offer price $234,613

Occupancy floor 100%

Sensitivity live

Price	-10% $66	-5% $-20	+0% $-106	+5% $-193	+10% $-279
Rent	-10% $-281	-5% $-194	+0% $-106	+5% $-19	+10% $68
Rate	-1.0pp $20	-0.5pp $-43	base $-106	+0.5pp $-171	+1.0pp $-237

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,099	$1.21	5d	1	0.63mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	21d	1	0.74mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,100	$0.99	5d	12	0.91mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	26d	1	0.98mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1967	$2,224	$1.13	5d	13	1.20mi
40 Fernhill Ln Fountain Inn, SC	3.0	3.0	1983	$1,900	$0.96	5d	1	1.40mi
116 Aspen Valley Trl Fountain Inn, SC	3.0	2.5	1422	$1,681	$1.18	5d	13	1.50mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-22
   days on market $249,990 Active 46 DOM
2. 2026-06-22
   days on market $249,990 Active 45 DOM
3. 2026-06-18
   days on market $249,990 Active 42 DOM
4. 2026-06-17
   days on market $249,990 Active 41 DOM
5. 2026-06-16
   days on market $249,990 Active 40 DOM
6. 2026-06-15
   days on market $249,990 Active 39 DOM
7. 2026-06-13
   days on market $249,990 Active 37 DOM
8. 2026-06-13
   days on market $249,990 Active 36 DOM
9. 2026-06-10
   days on market $249,990 Active 34 DOM
10. 2026-06-09
    days on market $249,990 Active 33 DOM
11. 2026-06-08
    days on market $249,990 Active 32 DOM
12. 2026-06-07
    days on market $249,990 Active 31 DOM
13. 2026-06-03
    days on market $249,990 Active 27 DOM
14. 2026-06-03
    days on market $249,990 Active 26 DOM
15. 2026-06-01
    days on market $249,990 Active 25 DOM
16. 2026-05-31
    days on market $249,990 Active 24 DOM
17. 2026-05-08
    listed $249,990 Active 604-char remark

    Show marketing remark (604 chars)

    Modern Comfort, Open Spaces, Effortless Living Spacious, open concept kitchen with a 9 foot centered island sits adjacent to the airy family room and breakfast room Main level powder room and coat closet in entryway with 9 foot ceilings The roomy primary suite boasts a spacious walk-in closet and an en suite primary bathroom with a dual vanity, water closet, and glass enclosed walk-in shower The second level includes two secondary bedrooms, each with walk-in closets, a secondary bathroom, and the laundry room Easy outdoor access with built-in shed Home includes 1 car garage with 2 car parking pad

18. 2026-05-07
    listed $249,990 Active

ⓘ 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 4/10 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: $26,527
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$1,500
• − Depreciation: −$7,272
• Taxable loss: −$5,493
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $43/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

Excellent 100/100 None rehab

This modern townhouse is move-in ready with excellent condition and a fresh, stylish interior. It offers a great location and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Kitchen backsplash — A backsplash can add value and functionality to the kitchen space.
• Rental Smart home integration — Smart home features can attract tech-savvy tenants and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen backsplash — A backsplash can add value and functionality to the kitchen space. ↑
• Rental Smart home integration — Smart home features can attract tech-savvy tenants and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Fountain Inn, SC
• County: Greenville County · 573,815 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: 475.0

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: 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $249,990 Zillow
• 2026-05-07 Listed $249,990 Greater Greenville MLS