207 Higher Ct · Fountain Inn, SC 29644

$229,900

3 bd · 2.5 ba · 1,583 sqft · Land · 129 Days on market

Built 2025 2,178 sqft lot $150/mo HOA · 8% of rent

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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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

Key facts

• Quartz countertops
• Stainless appliances
• Large kitchen

Tags

• OPEN FLOOR PLANS
• LARGE KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS APPLIANCES
• BUILT-IN TRASH CONTAINERS
• LARGE WALK-IN PANTRY

Property features AI

Finance

• Other: Approximate completion expected August 21, 2025
• HOA & community: Homeowners association present; HOA covers common area insurance and electricity, lawn maintenance, street lights, termite contract, by-laws and restrictive covenants; Community amenities include lights, some sidewalks, lawn maintenance, private roads and landscape maintenance

Exterior

• Parking: Attached 1-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Public power; Tankless gas water heater
• Home design: Two-story single-family home; Model: Stoneycree; New construction (approx. 2025), never lived in
• Construction: Stone and vinyl siding exterior; Architectural roof; Slab foundation; Storage in attic and garage; Built by Veranda Homes, LLC
• Exterior features: Front porch; Patio; Level lot; Underground utilities; Some sidewalks

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range (stand-alone); Built-in microwave; Refrigerator; Walk-in pantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closet; Second bedroom approximately 10 x 13; Third bedroom approximately 10 x 12
• Flooring: Carpet; Laminate flooring; Vinyl; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas) with damper controls; Central electric cooling with damper controls; Tankless gas water heater
• Interior features: Attic stairs (disappearing); Cable available; Ceiling fans; Smooth ceilings; Open floor plan; Smoke detector; Walk-in closets; Quartz countertops; Walk-in pantry; Radon mitigation system; All window treatments remain
• Laundry & utility: Laundry on 2nd floor in closet-style space; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (21.6% below list).
• Recommended offer: $180k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% 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: Fountain Inn Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 835 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 482 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $180,139 (21.6% 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 129 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-41,471
• Equity at exit: $34,279

10-year hold

• IRR: -7.7%
• Equity multiple: 0.49×
• Total profit: $-33,151
• Equity at exit: $19,878

Cash invested: $64,372 (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: 482
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$96
• HOA: −$150
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-111

Break-even live

Break-even rent $1,942

Max offer price $210,310

Occupancy floor —

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Chapman Rd Fountain Inn, SC	2.0–3.0	2.0	1236	$1,074	$0.87	2d	1	0.39mi
205 Chapman Rd Fountain Inn, SC	2.0	1.0	1157	$982	$0.85	2d	1	0.43mi
40 Fernhill Ln Fountain Inn, SC	3.0	3.0	1983	$1,900	$0.96	3d	1	0.53mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1967	$2,224	$1.13	2d	13	0.78mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,100	$0.99	2d	12	1.11mi
108 Forrest Dr Fountain Inn, SC	2.0	2.0	1104	$1,495	$1.35	11d	1	1.32mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 16 events

1. 2026-05-21
   price $229,900
2. 2026-05-13
   price $234,900 808-char remark

   Show marketing remark (808 chars)

   The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

3. 2026-05-13
   price $234,900

   Show marketing remark (808 chars)

   The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

4. 2026-05-12
   price $240,710 808-char remark

   Show marketing remark (808 chars)

   The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

5. 2026-05-12
   status Active 808-char remark

   Show marketing remark (808 chars)

   The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

6. 2026-04-24
   price $240,710
7. 2026-04-03
   price $238,710
8. 2026-04-02
   status Active
9. 2026-04-02
   historical
10. 2026-02-10
    historical 808-char remark

    Show marketing remark (808 chars)

    The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

11. 2026-02-07
    status Pending
12. 2025-12-24
    price $209,500
13. 2025-12-23
    price $209,500 808-char remark

    Show marketing remark (808 chars)

    The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

14. 2025-11-26
    listed $212,710 Active 808-char remark

    Show marketing remark (808 chars)

    The Stoneycreek floor plan offers a perfect combination of charm, functionality, and modern comfort. The first floor features an inviting open-concept layout, with a spacious kitchen that includes a pantry and breakfast area flowing effortlessly into the family room-ideal for entertaining or relaxing with loved ones. A convenient powder room and attached garage add everyday practicality, while a cozy patio extends the living space outdoors. Upstairs, the owner's suite serves as a private retreat with a roomy closet and elegant bath. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. With stylish elevations, thoughtful details, and efficient use of space, the Stoneycreek delivers everything you need in a well-designed home that fits your lifestyle.

15. 2025-11-25
    listed $212,710 Active
16. 2025-04-09
    soldstatus $1,334,000

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $991 · $83/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$319/yr (+$27/mo · 32.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,617
• − Mortgage interest: −$12,878
• − Property taxes: −$991
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$1,800
• − Depreciation: −$6,688
• Taxable loss: −$5,348
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-47/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.

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 (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

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 · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

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

-82.8% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $229,900 Greater Greenville MLS
• 2026-05-13 Price Changed $234,900 Zillow
• 2026-05-13 Price Changed $234,900 Greater Greenville MLS
• 2026-05-12 Relisted — Zillow
• 2026-05-12 Price Changed $240,710 Zillow
• 2026-04-24 Price Changed $240,710 Greater Greenville MLS
• 2026-04-03 Price Changed $238,710 Greater Greenville MLS
• 2026-04-02 Relisted — Greater Greenville MLS
• 2026-04-02 Listing Removed — Greater Greenville MLS
• 2026-02-10 Delisted — Zillow
• 2026-02-07 Pending — Greater Greenville MLS
• 2025-12-24 Price Changed $209,500 Greater Greenville MLS
• 2025-12-23 Price Changed $209,500 Zillow
• 2025-11-26 Listed $212,710 Zillow
• 2025-11-25 Listed $212,710 Greater Greenville MLS
• 2025-04-09 Sold (Public Records) $1,334,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $991 · +1.8% YoY. Source: county tax records.