74 Telluride Dr · Fountain Inn, SC 29680

$232,900

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 10 Days on market

Built 2026 Good condition 1,742 sqft lot $110/mo HOA · 5% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Fairview Terrace, a thoughtfully designed community of townhomes in the charming and rapidly growing town of Simpsonville, SC. Located just two miles from I-385, Fairview Terrace offers easy access to downtown Greenville while combining affordability, convenience, and onsite amenities. Nearby retail hubs-including Target, Publix, and popular dining options-are just minutes away, making everyday living effortless. This three-bedroom, two-and-a-half-bath townhome offers 1,470 square feet of well-designed living space. The main level features an open family room that flows into the kitchen and dining area, creating an inviting setting for gatherings or entertaining. A convenient pow

Key facts

• Walk-in closet
• On-site dog park
• Private back patio

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BACK PATIO
• WALK-IN CLOSET
• WALK-IN LAUNDRY ROOM
• ON-SITE DOG PARK
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Address: 74 Telluride Dr, Simpsonville SC 29680; Listing status: Active; Last modified May 21, 2026
• Financial info: List price $229,075

Exterior

• Parking: 1 garage parking space (1 total parking space)
• Home design: Single-family residence; Spec home — The Amara
• Exterior features: Living area approximately 1,470

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (The Amara plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (13.9% below list).
• Recommended offer: $200k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Market conditions: Rents rising (+2.9%/yr); 245 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,422 (13.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-46,618
• Equity at exit: $34,726

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-52,601
• Equity at exit: $20,137

Cash invested: $65,212 (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 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 245
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$1,221
• Tax est. 1.5%: −$291 /mo · $3,494/yr
• Insurance: −$97
• HOA: −$110
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-136

Break-even live

Break-even rent $2,177

Max offer price $213,194

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-56	+0% $-136	+5% $-217	+10% $-297
Rent	-10% $-295	-5% $-215	+0% $-136	+5% $-57	+10% $22
Rate	-1.0pp $-19	-0.5pp $-77	base $-136	+0.5pp $-197	+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: $58,225
• Closing costs: $6,987
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Crossview Dr Simpsonville, SC	3.0	2.0	1431	$1,906	$1.33	12d	1	1.04mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	24d	1	1.25mi
605 Harrison Bridge Rd Simpsonville, SC	3.0	2.5	1564	$1,822	$1.17	3d	12	1.48mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 13 events

1. 2026-06-18
   days on market $232,900 Active 10 DOM
2. 2026-06-17
   days on market $232,900 Active 9 DOM
3. 2026-06-16
   days on market $232,900 Active 8 DOM
4. 2026-06-15
   days on market $232,900 Active 7 DOM
5. 2026-06-13
   days on market $232,900 Active 5 DOM
6. 2026-06-13
   days on market $232,900 Active 4 DOM
7. 2026-06-10
   days on market $232,900 Active 2 DOM
8. 2026-06-08
   pricedays on marketlisting id $232,900 Active 1 DOM
9. 2026-06-07
   days on market $232,075 Active 37 DOM
10. 2026-06-03
    days on market $232,075 Active 33 DOM
11. 2026-06-03
    days on market $232,075 Active 32 DOM
12. 2026-06-01
    days on market $232,075 Active 31 DOM
13. 2026-05-31
    days on market $232,075 Active 30 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,051
• − Mortgage interest: −$13,046
• − Property taxes: −$3,494
• − Insurance: −$1,164
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$1,320
• − Depreciation: −$6,775
• Taxable loss: −$5,597
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $-291/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 · 6 photos

Good 80/100 None rehab

This well-maintained townhome in Fairview Terrace offers a good condition with modern amenities and a desirable location. It is ready for immediate occupancy and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Add smart home features — Modern technology can increase appeal and convenience for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Add smart home features — Modern technology can increase appeal and convenience for both buyers and renters. ↑

ⓘ 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

• County: Greenville County · 573,815 people
• City population: 22,907
• Metro: Greenville-Anderson, SC
• Population (ZIP): 35,770
• Household income: $86,716
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 553.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 24% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -102.15%
• Current HPI: 224.9051
• Rent YoY: ▲ 2.85%
• 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