The Tyndall Plan · Fountain Inn, SC 29644

$309,900

3 bd · 2.5 ba · 2,325 sqft · SingleFamily · 159 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 +7.2/30.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Tyndall floor plan blends modern design with everyday functionality, creating a home perfectly suited for today's lifestyles. A welcoming foyer leads to a convenient pocket office, ideal for remote work or quiet study. This thoughtful space sets the tone for a home designed to balance productivity and comfort. At the heart of the Tyndall is an expansive open-concept layout where the kitchen, family room, and dining area flow seamlessly together. The kitchen features a spacious island, ample cabinetry, and a generous pantry, making it perfect for both daily living and entertaining.

Key facts

• Spacious island
• Generous pantry
• Pocket office

Tags

• POCKET OFFICE
• OPEN-CONCEPT SPACE
• SPACIOUS ISLAND
• GENEROUS PANTRY
• ELECTRIC FIREPLACE
• REAR PATIO

🏗️ New construction. The $309,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,271.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (28.1% below list).
• Recommended offer: $223k (28.1% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $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 159 days — a 12% lower offer ($273k) 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 $222,798 (28.1% 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 159 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $318,271
• List price: $309,900
• Delta: -2.63%
• 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
101 Swan Grove Trl	0.43mi	4/2.5 (+1)	2,345 (+1%)	1mo	$380,000	$162	73
109 Beechcroft Pl	0.54mi	4/2.5 (+1)	2,366 (+2%)	1mo	$355,900	$150	66
304 Farmwood Dr	0.60mi	4/2.5 (+1)	2,307 (-1%)	1mo	$520,000	$225	65
11 Torwood St Lot 353	0.59mi	4/3.0 (+1)	2,426 (+4%)	1mo	$316,900	$131	57
118 Beechcroft Pl	0.52mi	3/2.0	2,100 (-10%)	2mo	$374,900	$179	56
9 Torwood St	0.59mi	4/3.0 (+1)	2,435 (+5%)	2mo	$318,430	$131	56
156 Cranford Rd	0.65mi	4/2.5 (+1)	2,174 (-6%)	0mo	$311,900	$143	54
129 Pretoria Dr	0.66mi	4/2.5 (+1)	2,164 (-7%)	1mo	$322,900	$149	52
153 Cranford Rd	0.69mi	4/2.5 (+1)	2,174 (-6%)	1mo	$302,900	$139	51
166 Cranford Rd	0.69mi	4/2.5 (+1)	2,174 (-6%)	1mo	$302,900	$139	51
161 Cranford Rd	0.71mi	4/2.5 (+1)	2,174 (-6%)	2mo	$306,900	$141	50
120 Beechcroft Pl	0.52mi	4/3.5 (+1)	2,640 (+14%)	2mo	$407,900	$155	43

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: -24.7%
• Equity multiple: 0.15×
• Total profit: $-75,997
• Equity at exit: $47,455

10-year hold

• IRR: -16.5%
• Equity multiple: 0.02×
• Total profit: $-87,133
• Equity at exit: $27,518

Cash invested: $89,116 (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 →

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

Active competition Active MLS

• For sale now: 71 active · 69 under contract
• Months of supply: 6.1 mo (16%/mo absorbed)
• Median asking: $321,630 ($154/sqft)
• Median days on market: 56 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: -10.8% 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: 11.6×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,669
• Tax est. 1.5%: −$398 /mo · $4,774/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-439

Break-even live

Break-even rent $2,784

Max offer price $254,690

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-329	+0% $-439	+5% $-549	+10% $-659
Rent	-10% $-615	-5% $-527	+0% $-439	+5% $-351	+10% $-263
Rate	-1.0pp $-279	-0.5pp $-358	base $-439	+0.5pp $-522	+1.0pp $-606

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: $79,568
• Closing costs: $9,548
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	6d	1	0.49mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	115d	1	0.54mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,150	$0.99	0d	1	0.67mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,295	$0.99	9d	1	0.79mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	63d	1	0.82mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	9d	1	0.82mi
508 Round Rock Way Fountain Inn, SC	3.0	2.5	1616	$1,700	$1.05	0d	1	0.83mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	88d	1	0.98mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,050	$0.97	0d	8	1.49mi

Property features AI

Finance

• Financial info: List price $309,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction planPlan name: The Tyndall
• Exterior features: Living area approximately 2325

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: The Tyndall

Listing history 50 events

1. 2026-09-24
   days on market $309,900 Active 159 DOM
2. 2026-09-23
   days on market $309,900 Active 158 DOM
3. 2026-09-22
   days on market $309,900 Active 157 DOM
4. 2026-09-21
   days on market $309,900 Active 156 DOM
5. 2026-09-20
   days on market $309,900 Active 155 DOM
6. 2026-09-19
   days on market $309,900 Active 154 DOM
7. 2026-09-18
   days on market $309,900 Active 153 DOM
8. 2026-09-16
   days on market $309,900 Active 151 DOM
9. 2026-09-15
   days on market $309,900 Active 150 DOM
10. 2026-09-14
    days on market $309,900 Active 149 DOM
11. 2026-09-13
    days on market $309,900 Active 148 DOM
12. 2026-09-12
    days on market $309,900 Active 147 DOM
13. 2026-09-11
    days on market $309,900 Active 146 DOM
14. 2026-09-06
    days on market $309,900 Active 140 DOM
15. 2026-09-04
    days on market $309,900 Active 139 DOM
16. 2026-09-03
    days on market $309,900 Active 138 DOM
17. 2026-08-31
    days on market $309,900 Active 135 DOM
18. 2026-08-30
    days on market $309,900 Active 134 DOM
19. 2026-08-29
    days on market $309,900 Active 133 DOM
20. 2026-08-28
    days on market $309,900 Active 132 DOM
21. 2026-08-27
    days on market $309,900 Active 131 DOM
22. 2026-08-25
    days on market $309,900 Active 129 DOM
23. 2026-08-24
    days on market $309,900 Active 128 DOM
24. 2026-08-23
    days on market $309,900 Active 127 DOM
25. 2026-08-22
    days on market $309,900 Active 126 DOM
26. 2026-08-21
    days on market $309,900 Active 125 DOM
27. 2026-08-20
    days on market $309,900 Active 124 DOM
28. 2026-08-19
    days on market $309,900 Active 123 DOM
29. 2026-08-18
    days on market $309,900 Active 122 DOM
30. 2026-08-16
    days on market $309,900 Active 120 DOM
31. 2026-08-15
    days on market $309,900 Active 119 DOM
32. 2026-08-15
    days on market $309,900 Active 118 DOM
33. 2026-08-13
    days on market $309,900 Active 117 DOM
34. 2026-08-12
    days on market $309,900 Active 116 DOM
35. 2026-08-11
    days on market $309,900 Active 115 DOM
36. 2026-08-10
    days on market $309,900 Active 114 DOM
37. 2026-08-09
    days on market $309,900 Active 113 DOM
38. 2026-08-07
    days on market $309,900 Active 111 DOM
39. 2026-08-06
    days on market $309,900 Active 110 DOM
40. 2026-08-05
    days on market $309,900 Active 109 DOM
41. 2026-08-04
    days on market $309,900 Active 108 DOM
42. 2026-08-03
    days on market $309,900 Active 107 DOM
43. 2026-07-31
    days on market $309,900 Active 104 DOM
44. 2026-07-30
    days on market $309,900 Active 103 DOM
45. 2026-07-30
    days on market $309,900 Active 102 DOM
46. 2026-07-28
    days on market $309,900 Active 101 DOM
47. 2026-07-26
    days on market $309,900 Active 99 DOM
48. 2026-07-25
    days on market $309,900 Active 98 DOM
49. 2026-07-24
    days on market $309,900 Active 97 DOM
50. 2026-07-23
    days on market $309,900 Active 96 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 2% 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: $26,736
• − Mortgage interest: −$17,828
• − Property taxes: −$4,774
• − Insurance: −$1,591
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$9,259
• Taxable loss: −$10,994
• Est. tax savings @ 24.0%: +$2,639
• After-tax cash flow: $-2,634/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 · 8 photos

Good 80/100 None rehab

The Tyndall Plan is a well-maintained, move-in-ready home with modern design and functionality. It requires minor exterior painting and ceiling fan replacement to further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace ceiling fans — Modern ceiling fans improve comfort and can attract renters. ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by enhancing convenience and energy efficiency. ↑

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: List price $309,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction planPlan name: The Tyndall
• Exterior features: Living area approximately 2325

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: The Tyndall