504 Round Rock Way · Fountain Inn, SC 29644

$239,990

3 bd · 2.5 ba · 1,600 sqft · Townhouse · 53 Days on market

Built 2026 Excellent condition 1,742 sqft lot 1-car garage $150/sqft · at area comps Est $250k · at est. $125/mo HOA · 6% of rent ↓ 4% since listing

---

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).

• ARV discount +9.2/15.0
• Cash flow +8.3/30.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

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. * * * Great Location Close to 385 * * All Appliances and Blinds Included * * Spacious Primary Suite * * First Year HOA Covered by Builder * 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.

Key facts

• Split bedroom design
• James hardie siding
• Large island

Tags

• JAMES HARDIE SIDING
• LIGHT FILLED OPEN FLOOR PLAN
• LARGE ISLAND
• OUTDOOR LIVING
• UPSTAIRS LAUNDRY
• SPLIT BEDROOM DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (17.6% below list).
• Recommended offer: $198k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Fountain Inn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 791 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% 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 $7k 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 53 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 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 $197,709 (17.6% 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 53 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 10.1

CMA / ARV

• ARV (median comp): $249,642
• List price: $239,990
• Delta: -3.87%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Leacock Dr	0.38mi	3/2.5	1,768 (+10%)	0mo	$299,460	$169	65
114 Pretoria Dr	0.90mi	3/2.0	1,618 (+1%)	2mo	$306,900	$190	59
147 Cranford Rd	0.86mi	3/2.5	1,518 (-5%)	2mo	$280,900	$185	54
119 Beechcroft Pl	0.55mi	3/2.5	1,828 (+14%)	1mo	$329,705	$180	50
125 Cranford Rd	0.80mi	3/2.5	1,749 (+9%)	1mo	$294,900	$169	49
1 Holly Oak Ct Unit SLC 74 Teton A1E	1.37mi	3/2.5	1,441 (-10%)	0mo	$249,129	$173	48
101 Holly Oak Ct Unit SLC 76 Teton C1 R	1.28mi	3/2.5	1,441 (-10%)	0mo	$237,999	$165	48
127 Pretoria Dr	0.91mi	3/2.0	1,343 (-16%)	1mo	$279,900	$208	37
422 S Creek St Unit BWD 31 Crane VE B1 L	1.28mi	4/2.5 (+1)	1,955 (+22%)	0mo	$285,000	$146	35
160 Cranford Rd	0.90mi	4/2.5 (+1)	1,927 (+20%)	1mo	$294,900	$153	34
145 Cranford Rd	0.86mi	4/2.5 (+1)	1,927 (+20%)	1mo	$298,900	$155	34
168 Cranford Rd	0.93mi	4/2.5 (+1)	1,927 (+20%)	2mo	$299,900	$156	34

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: -21.0%
• Equity multiple: 0.26×
• Total profit: $-49,766
• Equity at exit: $35,783

10-year hold

• IRR: -11.0%
• Equity multiple: 0.29×
• Total profit: $-47,817
• Equity at exit: $20,750

Cash invested: $67,197 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 4 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $244,990 ($154/sqft)
• Median days on market: 45 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +1.1% 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: 10.1×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$125
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-222

Break-even live

Break-even rent $2,258

Max offer price $207,922

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-139	+0% $-222	+5% $-305	+10% $-387
Rent	-10% $-378	-5% $-300	+0% $-222	+5% $-144	+10% $-65
Rate	-1.0pp $-101	-0.5pp $-161	base $-222	+0.5pp $-284	+1.0pp $-347

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: $59,998
• Closing costs: $7,200
• 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	31d	1	0.03mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	133d	1	0.63mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	160d	1	0.74mi
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	51d	1	0.82mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,100	$0.97	38d	1	0.87mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,050	$0.97	0d	7	0.91mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	164d	1	0.98mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	10d	1	1.04mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	108d	1	1.04mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$1,924	$1.03	0d	9	1.20mi
40 Fernhill Ln Fountain Inn, SC	3.0	3.0	1983	$1,850	$0.93	118d	1	1.40mi
116 Aspen Valley Trl Fountain Inn, SC	3.0	2.5	1422	$1,824	$1.28	0d	10	1.50mi

Property features AI

Finance

• Other: Community amenities include common areas, lighting, playground, lawn maintenance, and a dog park
• HOA & community: Homeowners association presentHOA covers lawn maintenance, street lights, and trash service

Exterior

• Parking: Attached 1-car garage with door openerPaved driveway with extra pad
• Utilities: Public waterPublic sewerPublic garbage pickupElectric water heaterElectric coolingNatural gas heatingAttached garage (power available)
• Home design: Two-story new construction (2026)Model: LitchfieldNew / never lived inBuilt by DRB Homes
• Construction: Hardboard siding exteriorArchitectural roofSlab foundationGarage and additional storage (other per remarks)
• Exterior features: Front porchPatioTilt-out windowsLevel lot

Interior

• Kitchen: DishwasherDisposalGas range (stand-alone)Self-cleaning ovenBuilt-in microwaveRefrigeratorPantry (closet)
• Bedrooms: Primary bedroom with double sinks, shower-only full bath, walk-in closet (primary on 2nd level)Master bedroom approx. 12 x 15Second bedroom approx. 14 x 10Third bedroom approx. 14 x 10
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Natural gas heatingElectric cooling
• Interior features: Attic stairs (disappearing)Cable available9-foot-plus smooth ceilingsOpen floor planSmoke detectorWalk-in closetSplit floor planQuartz countertopsPantry (closet)Smart systems pre-wiring
• Laundry & utility: Laundry on 2nd floor in closet-style spaceElectric dryer hookupWasher includedElectric water heater

Listing history 50 events

1. 2026-11-08
   days on market $239,990 Active 53 DOM
2. 2026-11-07
   days on market $239,990 Active 52 DOM
3. 2026-11-06
   days on market $239,990 Active 51 DOM
4. 2026-11-05
   days on market $239,990 Active 50 DOM
5. 2026-11-04
   days on market $239,990 Active 49 DOM
6. 2026-11-02
   days on market $239,990 Active 47 DOM
7. 2026-11-01
   days on market $239,990 Active 46 DOM
8. 2026-10-31
   days on market $239,990 Active 45 DOM
9. 2026-10-30
   days on market $239,990 Active 44 DOM
10. 2026-10-29
    days on market $239,990 Active 43 DOM
11. 2026-10-28
    days on market $239,990 Active 42 DOM
12. 2026-10-27
    days on market $239,990 Active 41 DOM
13. 2026-10-26
    days on market $239,990 Active 40 DOM
14. 2026-10-25
    days on market $239,990 Active 39 DOM
15. 2026-10-24
    days on market $239,990 Active 38 DOM
16. 2026-10-23
    days on market $239,990 Active 37 DOM
17. 2026-10-22
    days on market $239,990 Active 36 DOM
18. 2026-10-21
    days on market $239,990 Active 35 DOM
19. 2026-10-20
    days on market $239,990 Active 34 DOM
20. 2026-10-19
    days on market $239,990 Active 33 DOM
21. 2026-10-18
    days on market $239,990 Active 32 DOM
22. 2026-10-17
    days on market $239,990 Active 31 DOM
23. 2026-10-16
    days on market $239,990 Active 30 DOM
24. 2026-10-15
    days on market $239,990 Active 29 DOM
25. 2026-10-14
    days on market $239,990 Active 28 DOM
26. 2026-10-13
    days on market $239,990 Active 27 DOM
27. 2026-10-12
    days on market $239,990 Active 26 DOM
28. 2026-10-11
    days on market $239,990 Active 25 DOM
29. 2026-10-10
    days on market $239,990 Active 24 DOM
30. 2026-10-09
    days on market $239,990 Active 23 DOM
31. 2026-10-08
    days on market $239,990 Active 22 DOM
32. 2026-10-07
    days on market $239,990 Active 21 DOM
33. 2026-10-06
    days on market $239,990 Active 20 DOM
34. 2026-10-05
    days on market $239,990 Active 19 DOM
35. 2026-10-04
    days on market $239,990 Active 18 DOM
36. 2026-10-04
    days on market $239,990 Active 17 DOM
37. 2026-10-02
    days on market $239,990 Active 16 DOM
38. 2026-10-01
    days on market $239,990 Active 15 DOM
39. 2026-09-30
    days on market $239,990 Active 14 DOM
40. 2026-09-29
    days on market $239,990 Active 13 DOM
41. 2026-09-28
    days on market $239,990 Active 12 DOM
42. 2026-09-27
    days on market $239,990 Active 11 DOM
43. 2026-09-25
    days on market $239,990 Active 9 DOM
44. 2026-09-24
    days on market $239,990 Active 8 DOM
45. 2026-09-23
    days on market $239,990 Active 7 DOM
46. 2026-09-22
    days on market $239,990 Active 6 DOM
47. 2026-09-21
    days on market $239,990 Active 5 DOM
48. 2026-09-20
    days on market $239,990 Active 4 DOM
49. 2026-09-19
    days on market $239,990 Active 3 DOM
50. 2026-09-18
    days on market $239,990 Active 2 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: $23,725
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$1,500
• − Depreciation: −$6,982
• Taxable loss: −$6,795
• Est. tax savings @ 24.0%: +$1,631
• After-tax cash flow: $-1,028/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. ↑

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

---

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%
• 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

Property features AI

Finance

• Other: Community amenities include common areas, lighting, playground, lawn maintenance, and a dog park
• HOA & community: Homeowners association presentHOA covers lawn maintenance, street lights, and trash service

Exterior

• Parking: Attached 1-car garage with door openerPaved driveway with extra pad
• Utilities: Public waterPublic sewerPublic garbage pickupElectric water heaterElectric coolingNatural gas heatingAttached garage (power available)
• Home design: Two-story new construction (2026)Model: LitchfieldNew / never lived inBuilt by DRB Homes
• Construction: Hardboard siding exteriorArchitectural roofSlab foundationGarage and additional storage (other per remarks)
• Exterior features: Front porchPatioTilt-out windowsLevel lot

Interior

• Kitchen: DishwasherDisposalGas range (stand-alone)Self-cleaning ovenBuilt-in microwaveRefrigeratorPantry (closet)
• Bedrooms: Primary bedroom with double sinks, shower-only full bath, walk-in closet (primary on 2nd level)Master bedroom approx. 12 x 15Second bedroom approx. 14 x 10Third bedroom approx. 14 x 10
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Natural gas heatingElectric cooling
• Interior features: Attic stairs (disappearing)Cable available9-foot-plus smooth ceilingsOpen floor planSmoke detectorWalk-in closetSplit floor planQuartz countertopsPantry (closet)Smart systems pre-wiring
• Laundry & utility: Laundry on 2nd floor in closet-style spaceElectric dryer hookupWasher includedElectric water heater

Price history

-4.0% since first listed

6 events — show timeline

• 2026-09-16 Listed $239,990 Greater Greenville MLS
• 2026-09-15 Listing Removed — Greater Greenville MLS
• 2026-08-14 Price Changed $239,990 Greater Greenville MLS
• 2026-07-01 Listed $249,990 Greater Greenville MLS
• 2026-06-30 Listing Removed — Greater Greenville MLS
• 2026-05-07 Listed $249,990 Greater Greenville MLS