504 Round Rock Way · Fountain Inn, SC
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $783 – $1,453
Heat risk 5/10 · Moderate
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 3.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +9.9/30.0
- ARV discount +7.6/15.0
- Schools +5.0/10.0
- Condition / age +5.0/5.0
- Livability +4.1/5.0
- 1% rule +3.6/10.0
- Rent growth +3.6/5.0
- DSCR +2.8/10.0
- Appreciation +0.0/10.0
$249,990
504 Round Rock Way · Fountain Inn, SC 29644
3 bd · 2.5 ba · 1,600 sqft · Townhouse
· 38 Days on market
Built 2026
1,742 sqft lot
1-car garage
$156/sqft
· at area comps
Est $250k · at est.
$125/mo HOA · 6% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Home is Move in Ready! Welcome to Barton Hollow! The only new homes within 5 minutes of I-385 and Downtown Fountain Inn, SC with James Hardie siding and community amenities. With 1,600 sq ft across two levels, this stylish modern home offers a welcoming foyer leading into a light-filled open floor plan. The kitchen centers on a large island and connects seamlessly to the living and dining areas—perfect for entertaining. Highlights of the kitchen include white cabinetry, quartz countertops, tiled backsplash, and a full stainless steel appliance package including a gas range/oven and refrigerator.
Key facts
- James hardie siding
- Large island
- Outdoor living
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
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 $-156 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $227k (9.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (14.1% below list).
- Recommended offer: $215k (14.1% below list) — sets the bar for 1% rule.
- Cap rate 5.5% vs local median 4.1% 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); 551 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
- This rent runs 37% 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 38 days — a 3% lower offer ($242k) 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
$214,746
(14.1% below list)
Questions for the listing agent
- 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?
- It's been on market 38 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.86% ✗
- Cap rate
- 5.54%
- Cash-on-cash
- -2.68%
- DSCR
- 0.88
- GRM
- 9.7
CMA / ARV
- ARV (median comp)
- $250,323
- List price
- $249,990
- Delta
- -0.13%
- Verdict
- FAIR
- Comps
- 10 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7 Torwood St | 0.45mi | 3/2.0 | 1,660 (+4%) | 0mo | $299,750 | $181 | 71 |
| 6 Torwood St | 0.46mi | 3/2.0 | 1,661 (+4%) | 1mo | $300,000 | $181 | 69 |
| 113 Leacock Dr #278 | 0.38mi | 3/2.0 | 1,451 (-9%) | 0mo | $284,630 | $196 | 64 |
| 125 Pretoria Dr | 0.90mi | 3/2.0 | 1,618 (+1%) | 1mo | $300,000 | $185 | 60 |
| 115 Pretoria Dr | 0.86mi | 3/2.0 | 1,618 (+1%) | 1mo | $306,900 | $190 | 60 |
| 157 Cranford Rd | 0.90mi | 3/2.5 | 1,518 (-5%) | 0mo | $279,000 | $184 | 56 |
| 164 Cranford Rd | 0.91mi | 3/2.5 | 1,518 (-5%) | 0mo | $279,900 | $184 | 56 |
| 131 Holly Oak Ct Unit SLC 89 Berkley B | 1.37mi | 3/2.5 | 1,983 (+24%) | 0mo | $272,999 | $138 | 40 |
| 112 Pretoria Dr | 0.89mi | 3/2.0 | 1,343 (-16%) | 1mo | $287,900 | $214 | 37 |
| 155 Cranford Rd | 0.89mi | 4/2.5 (+1) | 1,927 (+20%) | 1mo | $297,900 | $155 | 34 |
| 123 Pretoria Dr | 0.89mi | 4/2.5 (+1) | 1,991 (+24%) | 1mo | $308,900 | $155 | 34 |
| 12 Swan Grove Trl | 0.92mi | 4/2.0 (+1) | 1,835 (+15%) | 1mo | $367,900 | $200 | 32 |
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
- -18.8%
- Equity multiple
- 0.33×
- Total profit
- $-46,943
- Equity at exit
- $37,274
10-year hold
- IRR
- -8.3%
- Equity multiple
- 0.45×
- Total profit
- $-38,834
- 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.
Active competition Active MLS
- For sale now
- 6 active · 1 under contract
- Median asking
- $257,490 ($165/sqft)
- Median days on market
- 91 d
- This list price
- 17% of active listings are priced below it
- ARV vs active asking
- -5.4% 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
- 551
- Price-to-rent
- 9.7×
Monthly cashflow live
↻
- Estimated rent
- $2,147 high interval (Pro) →
- Mortgage (P&I)
- −$1,311
- Tax est. 1.5%
- −$312 /mo · $3,750/yr
- Insurance
- −$104
- HOA
- −$125
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$451
- Net cashflow
- $-156
Break-even live
Break-even rent
$2,345
Max offer price
$227,399
Occupancy floor
—
Sensitivity live
| Price | -10% $17 | -5% $-70 | +0% $-156 | +5% $-243 | +10% $-329 |
|---|---|---|---|---|---|
| Rent | -10% $-326 | -5% $-241 | +0% $-156 | +5% $-71 | +10% $14 |
| Rate | -1.0pp $-30 | -0.5pp $-93 | base $-156 | +0.5pp $-221 | +1.0pp $-287 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 8 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 101 Fennec Dr Fountain Inn, SC | 3.0 | 3.0 | 1735 | $2,049 | $1.18 | 41d | 1 | 0.63mi |
| 119 Cranford Rd Fountain Inn, SC | 4.0 | 3.0 | 2174 | $2,495 | $1.15 | 68d | 1 | 0.74mi |
| 217 N Nelson Dr Fountain Inn, SC | 3.0–4.0 | 2.5–3.5 | 2115 | $2,090 | $0.99 | 15d | 12 | 0.91mi |
| 4 Rockshire Trl Fountain Inn, SC | 3.0 | 2.5 | 1400 | $1,900 | $1.36 | 72d | 1 | 0.98mi |
| 2 Rockshire Trl Unit 1 Fountain Inn, SC | 3.0 | 2.5 | 1597 | $1,775 | $1.11 | 17d | 1 | 1.04mi |
| 7 Gramercy Woods Ln Fountain Inn, SC | 3.0–5.0 | 2.5–3.0 | 1876 | $1,924 | $1.03 | 15d | 17 | 1.20mi |
| 40 Fernhill Ln Fountain Inn, SC | 3.0 | 3.0 | 1983 | $1,850 | $0.93 | 26d | 1 | 1.40mi |
| 116 Aspen Valley Trl Fountain Inn, SC | 3.0 | 2.5 | 1422 | $1,658 | $1.17 | 15d | 11 | 1.50mi |
Property features AI
Finance
- Other
- Approximate finished/heated living area: about 1,600 sq ftApproximate completion date: 2026-06-30
- HOA & community
- Community has a homeowners associationHOA covers lawn maintenance and street lightsCommunity amenities include common areas, lighting, playground, lawn maintenance and dog park
Exterior
- Parking
- Attached 1-car garage with door openerPaved driveway with extra pad
- Utilities
- Public waterElectric water heaterPublic sewerPublic garbage pickupAttached garage (power available)
- Home design
- Two-story homeModel: LitchfieldBuilder: DRB HomesUnder construction (approx. 2026 completion)
- Construction
- Hardboard siding exteriorArchitectural roofSlab foundationStorage in garage and additional storage (see remarks)
- Exterior features
- Front porchPatioTilt-out windowsLevel lot
Interior
- Kitchen
- 9 x 10 kitchenQuartz countertopsBuilt-in microwaveSelf-cleaning oven (gas)Stand-alone gas rangeDishwasherGarbage disposalRefrigerator
- 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
- CarpetLuxury vinyl tile/plank
- Bathrooms
- Two full bathroomsOne half bathroom
- Heating & cooling
- Natural gas heatingElectric cooling
- Interior features
- Attic with disappearing stairsCable available9-foot (or higher) smooth ceilingsOpen floor planSmoke detectorWalk-in closetsSplit floor planQuartz countertopsPantry closetSmart systems pre-wiring
- Laundry & utility
- Second-floor closet-style laundry with electric dryer hookupWasher and dryer included
HOA detail $125/mo · $1,500/yr
- Likely covers
- gas
Listing history 50 events
-
2026-08-08days on market $249,990 Active 38 DOM
-
2026-08-07days on market $249,990 Active 37 DOM
-
2026-08-06days on market $249,990 Active 36 DOM
-
2026-08-05days on market $249,990 Active 35 DOM
-
2026-08-04days on market $249,990 Active 34 DOM
-
2026-08-03days on market $249,990 Active 33 DOM
-
2026-07-31days on market $249,990 Active 30 DOM
-
2026-07-30days on market $249,990 Active 29 DOM
-
2026-07-30days on market $249,990 Active 28 DOM
-
2026-07-28days on market $249,990 Active 27 DOM
-
2026-07-26days on market $249,990 Active 25 DOM
-
2026-07-25days on market $249,990 Active 24 DOM
-
2026-07-24days on market $249,990 Active 23 DOM
-
2026-07-23days on market $249,990 Active 22 DOM
-
2026-07-22days on market $249,990 Active 21 DOM
-
2026-07-21days on market $249,990 Active 20 DOM
-
2026-07-20days on market $249,990 Active 19 DOM
-
2026-07-19days on market $249,990 Active 17 DOM
-
2026-07-18days on market $249,990 Active 16 DOM
-
2026-07-16days on market $249,990 Active 15 DOM
-
2026-07-15days on market $249,990 Active 14 DOM
-
2026-07-14days on market $249,990 Active 13 DOM
-
2026-07-13days on market $249,990 Active 12 DOM
-
2026-07-13days on market $249,990 Active 11 DOM
-
2026-07-11days on market $249,990 Active 10 DOM
-
2026-07-10days on market $249,990 Active 9 DOM
-
2026-07-09days on market $249,990 Active 8 DOM
-
2026-07-07days on market $249,990 Active 6 DOM
-
2026-07-06days on market $249,990 Active 5 DOM
-
2026-07-05days on market $249,990 Active 4 DOM
-
2026-07-03days on market $249,990 Active 2 DOM
-
2026-07-01days on market $249,990 Active 1 DOM
-
2026-06-30days on market $249,990 Active 54 DOM
-
2026-06-29days on market $249,990 Active 53 DOM
-
2026-06-28days on market $249,990 Active 52 DOM
-
2026-06-28days on market $249,990 Active 51 DOM
-
2026-06-27days on market $249,990 Active 50 DOM
-
2026-06-25days on market $249,990 Active 48 DOM
-
2026-06-22days on market $249,990 Active 46 DOM
-
2026-06-22days on market $249,990 Active 45 DOM
-
2026-06-18days on market $249,990 Active 42 DOM
-
2026-06-17days on market $249,990 Active 41 DOM
-
2026-06-16days on market $249,990 Active 40 DOM
-
2026-06-15days on market $249,990 Active 39 DOM
-
2026-06-13days on market $249,990 Active 37 DOM
-
2026-06-13days on market $249,990 Active 36 DOM
-
2026-06-10days on market $249,990 Active 34 DOM
-
2026-06-09days on market $249,990 Active 33 DOM
-
2026-06-08days on market $249,990 Active 32 DOM
-
2026-06-07days on market $249,990 Active 31 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,770
- − Mortgage interest
- −$14,003
- − Property taxes
- −$3,750
- − Insurance
- −$1,250
- − Repairs & maintenance
- −$2,062
- − Management
- −$2,062
- − HOA
- −$1,500
- − Depreciation
- −$7,272
- Taxable loss
- −$6,129
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,471
- After-tax cash flow
- $-403/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
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. ↑
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
- Severe rent burden
- 14% of renters
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
1 event — show timeline
- 2026-05-07 Listed $249,990 Greater Greenville MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…