105 Holly Oak Ct Unit SLC 78 Teton B · Fountain Inn, SC 29644

$234,999

3 bd · 2.5 ba · 1,441 sqft · Condo · 120 Days on market

Built 2026 Good condition 1-car garage $163/sqft · 7% below area Est $253k · 7% under $170/mo HOA · 9% of rent ↓ 4% since listing

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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).

• ARV discount +10.7/15.0
• Cash flow +7.5/30.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

The Teton floorplan at Stoneledge Cottages in Fountain Inn, SC offers a modern, low-maintenance lifestyle in a thoughtfully designed two-story townhome. The open-concept main floor seamlessly connects the kitchen, family room, and breakfast nook, with a patio that extends the living space outdoors—perfect for enjoying South Carolina’s mild climate. Upstairs, all three bedrooms provide privacy and comfort, including an owner's suite with en-suite bath and a shared full bath with dual sinks for added convenience. A one-car garage adds secure parking and storage. Residents can enjoy onsite amenities tailored to enhance leisure and wellness pursuits.

Key facts

• Quartz countertop
• Spa like en suite
• 5 burner gas range

Tags

• LIGHT FILLED STUDY
• CHEF'S KITCHEN
• QUARTZ COUNTERTOP
• TILE BACKSPLASH
• 5 BURNER GAS RANGE
• SPA LIKE EN SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (19.1% below list).
• Recommended offer: $190k (19.1% 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.
• 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); 649 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 32% 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 120 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,231 (19.1% 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 120 days. Have you received any prior offers? Is the seller open to a 19% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• GRM: 10.3

CMA / ARV

• ARV (median comp): $253,067
• List price: $234,999
• Delta: -7.14%
• 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
108 Ashborne Ln	1.05mi	3/2.5	1,439 (-0%)	1mo	$317,900	$221	64
205 Garfield Ln	0.80mi	3/2.0	1,403 (-3%)	0mo	$295,000	$210	58
210 Chickamauga Ln	1.45mi	3/2.0	1,471 (+2%)	2mo	$275,000	$187	58
32 English Ct	0.91mi	2/2.5 (-1)	1,428 (-1%)	2mo	$193,500	$136	57
406 Aldworth Ln	0.95mi	3/2.5	1,558 (+8%)	2mo	$249,900	$160	50
201 Keel Ln	0.62mi	3/2.5	1,616 (+12%)	2mo	$245,000	$152	50
12 Fitzpatrick Ct	1.00mi	3/2.0	1,316 (-9%)	0mo	$257,000	$195	48
16 Fitzpatrick Ct	0.97mi	3/2.0	1,308 (-9%)	2mo	$275,000	$210	46
203 Fredericksburg Dr	1.49mi	3/2.0	1,616 (+12%)	0mo	$273,000	$169	42
173 Dunroyal Rd	1.25mi	3/2.5	1,661 (+15%)	2mo	$295,000	$178	38
17 Queens St	1.04mi	3/2.0	1,200 (-17%)	0mo	$214,000	$178	38
408 Encampment Blvd	1.46mi	3/3.5	1,800 (+25%)	2mo	$337,000	$187	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: -23.4%
• Equity multiple: 0.19×
• Total profit: $-53,481
• Equity at exit: $35,039

10-year hold

• IRR: -14.0%
• Equity multiple: 0.13×
• Total profit: $-57,152
• Equity at exit: $20,318

Cash invested: $65,800 (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: 649
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$170
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-291

Break-even live

Break-even rent $2,271

Max offer price $192,862

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-210	+0% $-291	+5% $-372	+10% $-454
Rent	-10% $-441	-5% $-366	+0% $-291	+5% $-216	+10% $-141
Rate	-1.0pp $-173	-0.5pp $-231	base $-291	+0.5pp $-352	+1.0pp $-414

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: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Cobden Ct Simpsonville, SC	3.0	2.5	1600	$1,995	$1.25	119d	1	0.22mi
1216 N Main St Fountain Inn, SC	2.0	2.0	1100	$1,245	$1.13	119d	1	0.31mi
1216 N Main St Unit B8 Fountain Inn, SC	2.0	2.5	1100	$1,249	$1.14	99d	1	0.31mi
1216 N Main St Fountain Inn, SC	2.0	2.0	1100	$1,249	$1.14	99d	1	0.31mi
213 Keel Ln Simpsonville, SC	3.0	2.5	1600	$1,975	$1.23	6d	1	0.58mi
104 Keel Ln Unit 1 Fountain Inn, SC	3.0	3.0	1310	$1,660	$1.27	119d	1	0.61mi
124 Keel Ln Simpsonville, SC	3.0	2.5	1587	$1,750	$1.10	88d	1	0.62mi
112 Keel Ln Simpsonville, SC	3.0	2.5	1666	$2,250	$1.35	9d	1	0.64mi
106 Keel Ln Unit 1 Simpsonville, SC	3.0	3.0	1310	$1,675	$1.28	9d	1	0.66mi
209 Gibby Ln Simpsonville, SC	3.0	2.0	1300	$1,850	$1.42	9d	1	0.82mi
1501 Howard Dr Fountain Inn, SC	3.0	1.0	994	$1,395	$1.40	6d	1	0.86mi
8 Willomere Way Simpsonville, SC	3.0	2.5	1576	$1,699	$1.08	119d	1	0.86mi
124 Foundation Way Simpsonville, SC	2.0	2.0	1400	$1,575	$1.12	9d	1	0.86mi
111 Roundtree Dr Simpsonville, SC	3.0	2.5	1575	$1,695	$1.08	107d	1	0.91mi
113 Garfield Ln Simpsonville, SC	3.0	2.0	1360	$1,775	$1.31	110d	1	0.93mi
123 Roundtree Dr Simpsonville, SC	3.0	2.5	1567	$1,850	$1.18	73d	1	0.93mi
131 Lilywood Ct Unit 1 Simpsonville, SC	3.0	2.5	1589	$1,800	$1.13	80d	1	0.98mi
108 Garfield Ln Simpsonville, SC	3.0	2.5	1696	$3,200	$1.89	9d	1	0.99mi
511 Baycraft Ln Simpsonville, SC	3.0	2.5	1875	$2,100	$1.12	9d	1	0.99mi
116 Aspen Valley Trl Fountain Inn, SC	3.0	2.5	1422	$1,700	$1.20	0d	8	1.11mi
613 Goldburn Way Simpsonville, SC	3.0	2.5	1854	$2,031	$1.10	63d	1	1.13mi
212 Ashborne Ln Simpsonville, SC	3.0	2.5	1854	$1,951	$1.05	9d	1	1.13mi
324 Norbury St Simpsonville, SC	2.0–3.0	2.5	1618	$2,013	$1.24	7d	6	1.15mi
312 Ashborne Ln Simpsonville, SC	3.0	2.5	1854	$2,126	$1.15	4d	1	1.18mi
731 Liberty Walk Ln Simpsonville, SC	4.0	2.5	1747	$1,895	$1.08	73d	1	1.30mi

Property features AI

Finance

• Financial info: One-time capital contribution of $1,020 due at closing (assessment)Assessment term listed as monthly
• HOA & community: Property is in an HOAHOA covers common area insurance, exterior maintenance, lawn maintenance, pool, street lights, and enforces restrictive covenantsCommunity amenities include pool, some sidewalks, lawn and landscape maintenance, and pet restrictions

Exterior

• Parking: Attached 1-car garage with door openerPaved concrete driveway
• Security: Smoke detector
• Utilities: Public waterPublic sewerPublic garbage pickupElectric water heaterElectric and natural gas available
• Home design: Two-story homeUnder construction (approx. 2026 completion)Built by LennarSlab foundation
• Construction: Stone and vinyl siding exteriorComposition shingle roofApproximate year built: 2026Slab foundation
• Exterior features: PatioTilt-out windowsUnderground utilities

Interior

• Kitchen: Kitchen approx. 13 x 10DishwasherGarbage disposalGas range (stand-alone)Built-in microwavePantry closet
• Bedrooms: Primary bedroom on main level with double sink, full bath, shower-only, and walk-in closetBedroom sizes: Primary 14 x 13; Second 11 x 13; Third 11 x 12Additional finished rooms include loft, office/study, and breakfast area
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Forced air heating (natural gas) with damper controlCentral electric forced cooling with damper controlElectric water heater
• Interior features: Cable available9-foot (or higher) smooth ceilingsOpen floor planSmoke detectorWalk-in closetsQuartz countertopsPantry closetNo fireplace
• Laundry & utility: First-floor laundry in closet-style spaceElectric dryer hookup with multiple hookups

HOA detail $170/mo · $2,040/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-13
   days on market $234,999 Active 120 DOM
2. 2026-08-12
   days on market $234,999 Active 119 DOM
3. 2026-08-11
   days on market $234,999 Active 118 DOM
4. 2026-08-10
   price $234,999 Active 117 DOM
5. 2026-08-10
   days on market $228,999 Active 117 DOM
6. 2026-08-09
   days on market $228,999 Active 116 DOM
7. 2026-08-07
   pricedays on market $228,999 Active 114 DOM
8. 2026-08-06
   days on market $229,999 Active 113 DOM
9. 2026-08-05
   days on market $229,999 Active 112 DOM
10. 2026-08-04
    days on market $229,999 Active 111 DOM
11. 2026-08-03
    days on market $229,999 Active 110 DOM
12. 2026-07-31
    days on market $229,999 Active 107 DOM
13. 2026-07-30
    pricedays on market $229,999 Active 106 DOM
14. 2026-07-30
    days on market $233,999 Active 105 DOM
15. 2026-07-28
    pricedays on market $233,999 Active 104 DOM
16. 2026-07-26
    days on market $234,999 Active 102 DOM
17. 2026-07-25
    days on market $234,999 Active 101 DOM
18. 2026-07-24
    days on market $234,999 Active 100 DOM
19. 2026-07-23
    price $234,999 Active 99 DOM
20. 2026-07-23
    days on market $236,999 Active 99 DOM
21. 2026-07-22
    days on market $236,999 Active 98 DOM
22. 2026-07-21
    days on market $236,999 Active 97 DOM
23. 2026-07-20
    days on market $236,999 Active 96 DOM
24. 2026-07-19
    days on market $236,999 Active 94 DOM
25. 2026-07-18
    days on market $236,999 Active 93 DOM
26. 2026-07-16
    days on market $236,999 Active 92 DOM
27. 2026-07-15
    days on market $236,999 Active 91 DOM
28. 2026-07-14
    days on market $236,999 Active 90 DOM
29. 2026-07-13
    pricedays on market $236,999 Active 89 DOM
30. 2026-07-13
    days on market $237,999 Active 88 DOM
31. 2026-07-11
    days on market $237,999 Active 87 DOM
32. 2026-07-10
    days on market $237,999 Active 86 DOM
33. 2026-07-09
    pricedays on market $237,999 Active 85 DOM
34. 2026-07-07
    days on market $238,999 Active 83 DOM
35. 2026-07-06
    price $238,999 Active 82 DOM
36. 2026-07-06
    days on market $239,999 Active 82 DOM
37. 2026-07-05
    days on market $239,999 Active 81 DOM
38. 2026-07-03
    days on market $239,999 Active 79 DOM
39. 2026-07-02
    days on market $239,999 Active 78 DOM
40. 2026-07-01
    days on market $239,999 Active 77 DOM
41. 2026-06-30
    days on market $239,999 Active 76 DOM
42. 2026-06-29
    days on market $239,999 Active 75 DOM
43. 2026-06-28
    days on market $239,999 Active 74 DOM
44. 2026-06-28
    days on market $239,999 Active 73 DOM
45. 2026-06-27
    days on market $239,999 Active 72 DOM
46. 2026-06-25
    days on market $239,999 Active 70 DOM
47. 2026-06-22
    days on market $239,999 Active 68 DOM
48. 2026-06-22
    days on market $239,999 Active 67 DOM
49. 2026-06-18
    days on market $239,999 Active 64 DOM
50. 2026-06-17
    days on market $239,999 Active 63 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,828
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$2,040
• − Depreciation: −$6,836
• Taxable loss: −$7,565
• Est. tax savings @ 24.0%: +$1,816
• After-tax cash flow: $-1,679/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 modern, two-story townhome in Fountain Inn, SC is in excellent condition with a good condition score of 80. It offers a low-maintenance lifestyle with an open-concept floor plan and modern amenities. The home is ready to move in and can be further enhanced with minor updates to increase its value.

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 more potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑
• Both Upgrading the bathrooms with smart fixtures — Smart fixtures can enhance the bathroom experience and appeal to tech-savvy buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and appeal to eco-conscious buyers/tenants. ↑

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

• Financial info: One-time capital contribution of $1,020 due at closing (assessment)Assessment term listed as monthly
• HOA & community: Property is in an HOAHOA covers common area insurance, exterior maintenance, lawn maintenance, pool, street lights, and enforces restrictive covenantsCommunity amenities include pool, some sidewalks, lawn and landscape maintenance, and pet restrictions

Exterior

• Parking: Attached 1-car garage with door openerPaved concrete driveway
• Security: Smoke detector
• Utilities: Public waterPublic sewerPublic garbage pickupElectric water heaterElectric and natural gas available
• Home design: Two-story homeUnder construction (approx. 2026 completion)Built by LennarSlab foundation
• Construction: Stone and vinyl siding exteriorComposition shingle roofApproximate year built: 2026Slab foundation
• Exterior features: PatioTilt-out windowsUnderground utilities

Interior

• Kitchen: Kitchen approx. 13 x 10DishwasherGarbage disposalGas range (stand-alone)Built-in microwavePantry closet
• Bedrooms: Primary bedroom on main level with double sink, full bath, shower-only, and walk-in closetBedroom sizes: Primary 14 x 13; Second 11 x 13; Third 11 x 12Additional finished rooms include loft, office/study, and breakfast area
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Forced air heating (natural gas) with damper controlCentral electric forced cooling with damper controlElectric water heater
• Interior features: Cable available9-foot (or higher) smooth ceilingsOpen floor planSmoke detectorWalk-in closetsQuartz countertopsPantry closetNo fireplace
• Laundry & utility: First-floor laundry in closet-style spaceElectric dryer hookup with multiple hookups

Price history

-3.5% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $239,999 Greater Greenville MLS
• 2026-05-11 Price Changed $238,999 Greater Greenville MLS
• 2026-04-20 Price Changed $239,769 Greater Greenville MLS
• 2026-04-15 Listed $248,769 Greater Greenville MLS