101 Quinn Ln · Fountain Inn, SC 29644

$349,060

3 bd · 2.0 ba · 2,325 sqft · SingleFamily · 13 Days on market

Built 2026 Good condition Est $377k · 7% under

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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 +12.1/30.0
• ARV discount +10.8/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Tyndall at Hamptons, a condo neighborhood with a pickleball court, playground, and green spaces, minutes from shopping and dining. This Tyndall spans two floors at roughly 2,350 square feet, with four bedrooms, two full baths, a powder room, and a two-car garage. The main level connects the kitchen, dining area, and family room in an open layout that keeps the spaces linked without feeling cramped. A gas range and side-by-side refrigerator anchor the kitchen, and the island gives plenty of room for meal prep while the dining area stays close by. A covered patio off the back extends the living space outward, and a gas fireplace in the family room adds warmth when the temperat

Key facts

• Dual sinks
• Pocket office
• Ensuite bath

Tags

• OPEN CONCEPT DESIGN
• POCKET OFFICE
• VERSATILE LOFT
• WALK IN CLOSET
• ENSUITE BATH
• DUAL SINKS

Property features AI

Finance

• Other: Address: 101 Quinn Ln, Fountain Inn, SC 29644
• Financial info: List price $349,060

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home; Active listing
• Exterior features: Living area approximately 2325

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home (The Tyndall plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.3% below list).
• Recommended offer: $296k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 484 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,958/mo this rent would consume 50% of the median local household income ($70k/yr) (locally 475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $295,755 (15.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $376,650
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Elgon Walk Dr	0.71mi	4/2.5 (+1)	2,345 (+1%)	0mo	$380,000	$162	58
604 Hollybank St	0.70mi	4/2.0 (+1)	2,345 (+1%)	3mo	$279,900	$119	58
27 Grossmont Dr	0.58mi	3/2.0	2,401 (+3%)	12mo	$460,000	$192	58
617 Hollybank St	0.74mi	4/2.5 (+1)	2,345 (+1%)	1mo	$379,900	$162	56
124 Beechcroft Pl	0.63mi	3/2.0	2,100 (-10%)	1mo	$345,000	$164	54
601 Hollybank St	0.71mi	4/2.5 (+1)	2,459 (+6%)	4mo	$364,000	$148	47
121 Roocroft Ct Lot 0099	0.55mi	4/2.5 (+1)	2,164 (-7%)	13mo	$319,900	$148	45
6 Shallow Creek Ct	0.43mi	4/2.5 (+1)	2,583 (+11%)	12mo	$565,000	$219	44
336 Hazelcroft Dr	0.69mi	4/2.5 (+1)	2,345 (+1%)	20mo	$372,000	$159	43
348 Hazelcroft Dr	0.72mi	4/2.5 (+1)	2,345 (+1%)	22mo	$377,900	$161	40

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-56,663
• Equity at exit: $52,046

10-year hold

• IRR: -5.2%
• Equity multiple: 0.64×
• Total profit: $-35,541
• Equity at exit: $30,180

Cash invested: $97,737 (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: 484
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,958 medium
• Mortgage (P&I): −$1,831
• Tax est. 1.5%: −$436 /mo · $5,236/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-76

Break-even live

Break-even rent $3,054

Max offer price $338,090

Occupancy floor 98%

Sensitivity live

Price	-10% $165	-5% $45	+0% $-76	+5% $-196	+10% $-317
Rent	-10% $-309	-5% $-193	+0% $-76	+5% $41	+10% $158
Rate	-1.0pp $100	-0.5pp $13	base $-76	+0.5pp $-166	+1.0pp $-258

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: $87,265
• Closing costs: $10,472
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	21d	1	0.60mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,099	$1.21	5d	1	1.14mi
404 Blue Sage Pl Simpsonville, SC	4.0	2.0	1950	$6,000	$3.08	25d	1	1.38mi

Listing history 10 events

1. 2026-06-22
   days on market $349,060 Active 13 DOM
2. 2026-06-18
   days on market $349,060 Active 10 DOM
3. 2026-06-17
   days on market $349,060 Active 9 DOM
4. 2026-06-16
   days on market $349,060 Active 8 DOM
5. 2026-06-15
   days on market $349,060 Active 7 DOM
6. 2026-06-13
   days on market $349,060 Active 5 DOM
7. 2026-06-13
   days on market $349,060 Active 4 DOM
8. 2026-06-10
   days on market $349,060 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $349,060 Active 1 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 4/10 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: $35,491
• − Mortgage interest: −$19,553
• − Property taxes: −$5,236
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$10,154
• Taxable loss: −$6,876
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $741/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

This thoughtfully designed single-family home in Fountain Inn, SC, offers a comfortable layout with modern finishes and a good condition. It is move-in ready with minor maintenance required.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

ⓘ 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