Is 145 Cranford Rd in Fountain Inn, SC a good investment?

CashFlowRE grades it D with a 5.7% cap rate and $-140/mo modeled cash flow at a $305,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 145 Cranford Rd?

The modeled cap rate is 5.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,562/month, from CashFlowRE's rent model.

D Composite 42.51

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 +10.8/30.0
ARV discount +7.7/15.0
Schools +5.0/10.0
Condition / age +4.8/5.0
Livability +4.1/5.0
Rent growth +3.6/5.0
1% rule +3.4/10.0
DSCR +3.1/10.0
Appreciation +0.0/10.0

$305,900

145 Cranford Rd · Fountain Inn, SC 29644

4 bd · 2.5 ba · 1,927 sqft · SingleFamily · 74 Days on market

Built 2026 Excellent condition 2-car garage $159/sqft · at area comps Est $307k · at est. $50/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Check out 145 Cranford Road, a stunning new home in our Cedar Gap community. This spacious, two-story home features four bedrooms, two and a half bathrooms, and a two-car garage. As you step inside, you'll be greeted by a welcoming foyer that leads directly into the heart of the home. The open-concept layout connects the family room, dining area, and kitchen, creating a seamless flow throughout the main living spaces. The kitchen is equipped with a pantry, stainless steel appliances, and a large island with a breakfast bar, making it perfect for both everyday meals and entertaining guests. Upstairs, you'll find the private primary suite, featuring a generous walk-in closet and an en suite bathroom with dual vanities and a spacious shower. The additional three bedrooms are thoughtfully located on the same floor, with easy access to a full bathroom that also includes dual vanities, providing extra space and convenience for everyone. Outside, the patio features a great space for outdoor dining or simply relaxing in the fresh air. With its modern design and well-planned layout, this home is the perfect place to create lasting memories. Pictures are representative.

Key facts

Pantry
Large island
Breakfast bar

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $306k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $286k (6.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (16.3% below list).
Recommended offer: $256k (16.3% below list) — sets the bar for 1% rule.
Cap rate 5.7% 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.
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); 551 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 44% 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 $9k 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 74 days — a 6% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,165 (16.3% below list)

Questions for the listing agent

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?
It's been on market 74 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.84% ✗
Cap rate: 5.74%
Cash-on-cash: -1.97%
DSCR: 0.91
GRM: 10.0

CMA / ARV

ARV (median comp): $307,445
List price: $305,900
Delta: -0.50%
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
155 Cranford Rd	0.04mi	4/2.5	1,927 (0%)	1mo	$297,900	$155	98
316 Roocroft Ct	0.14mi	4/2.5	1,927 (0%)	2mo	$295,900	$154	92
123 Pretoria Dr	0.06mi	4/2.5	1,991 (+3%)	1mo	$308,900	$155	91
107 Pretoria Dr	0.11mi	4/2.5	1,991 (+3%)	1mo	$308,900	$155	88
117 Pretoria Dr	0.07mi	4/2.5	2,164 (+12%)	1mo	$316,900	$146	75
311 Roocroft Ct	0.11mi	4/2.5	2,164 (+12%)	2mo	$315,000	$146	72
407 Roocroft Ct	0.14mi	4/2.5	2,174 (+13%)	2mo	$293,900	$135	71
118 Beechcroft Pl	0.31mi	3/2.0 (-1)	2,100 (+9%)	0mo	$374,900	$179	64
124 Beechcroft Pl	0.27mi	3/2.0 (-1)	2,100 (+9%)	2mo	$345,000	$164	63
13 Leacock Dr	0.46mi	3/2.5 (-1)	1,776 (-8%)	2mo	$295,000	$166	59
7 Torwood St	0.41mi	3/2.0 (-1)	1,660 (-14%)	0mo	$299,750	$181	51
6 Torwood St	0.40mi	3/2.0 (-1)	1,661 (-14%)	1mo	$300,000	$181	50

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: -17.8%
Equity multiple: 0.37×
Total profit: $-54,379
Equity at exit: $45,611

10-year hold

IRR: -7.1%
Equity multiple: 0.52×
Total profit: $-41,396
Equity at exit: $26,449

Cash invested: $85,652 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 50 active · 54 under contract
Months of supply: 4.1 mo (25%/mo absorbed)
Median asking: $313,445 ($159/sqft)
Median days on market: 95 d
This list price: 38% of active listings are priced below it
ARV vs active asking: +0.2% 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: 551
Price-to-rent: 10.0×

Monthly cashflow live

Estimated rent: $2,562 medium interval (Pro) →
Mortgage (P&I): −$1,604
Tax est. 1.5%: −$382 /mo · $4,588/yr
Insurance: −$127
HOA: −$50
Lot rent: −$0
Vacancy / Maint / Mgmt: −$538
Net cashflow: $-140

Break-even live

Break-even rent $2,739

Max offer price $285,598

Occupancy floor —

Sensitivity live

Price	-10% $71	-5% $-35	+0% $-140	+5% $-246	+10% $-352
Rent	-10% $-343	-5% $-241	+0% $-140	+5% $-39	+10% $62
Rate	-1.0pp $14	-0.5pp $-63	base $-140	+0.5pp $-220	+1.0pp $-300

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: $76,475
Closing costs: $9,177
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 4 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	68d	1	0.10mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	72d	1	1.09mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	41d	1	1.29mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	17d	1	1.37mi

Property features AI

Finance

HOA & community: Homeowners association presentHOA includes pool, street lights, bylaws, and restrictive covenantsCommunity amenities include common areas, lights, pool, and some sidewalks

Exterior

Parking: Attached 2-car garage with door openerPaved concrete driveway
Utilities: Public waterTankless gas water heaterPublic sewerPublic garbage pickupAttached garageElectric service for cooling and dryer
Home design: Two-story homeModel: Aisle JUnder construction (approx. 2026)
Construction: Built by D.R. HortonSlab foundationStorage in attic and garage
Exterior features: PatioTilt-out windowsVinyl/aluminum trimThermal windowsStone and vinyl siding exteriorComposition shingle roof

Interior

Kitchen: DishwasherDisposalGas range (stand-alone)Self-cleaning ovenBuilt-in microwave14 x 11 kitchen
Bedrooms: Primary bedroom on 2nd level with double sink, full bath, separate shower and walk-in closetBedroom 2: 10 x 13Bedroom 3: 10 x 11Bedroom 4: 10 x 12Primary bedroom size: 12 x 16
Flooring: CarpetLuxury vinyl tile/plank
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Forced air heating (natural gas) with damper controlCentral electric cooling with damper control
Interior features: Attic stairs (disappearing)Cable availableSmooth ceilingsOpen floor planSmoke detectorWalk-in closet(s)Quartz countertopsWalk-in pantryRadon mitigation systemPre-wired for smart systemsNo fireplace
Laundry & utility: Laundry on 2nd floor with walk-in area and electric dryer hookup

Listing history 50 events

2026-08-08

days on market $305,900 Active 74 DOM
2026-08-07

days on market $305,900 Active 73 DOM
2026-08-06

days on market $305,900 Active 72 DOM
2026-08-05

days on market $305,900 Active 71 DOM
2026-08-04

days on market $305,900 Active 70 DOM
2026-08-03

days on market $305,900 Active 69 DOM
2026-07-31

days on market $305,900 Active 66 DOM
2026-07-30

days on market $305,900 Active 65 DOM
2026-07-30

days on market $305,900 Active 64 DOM
2026-07-28

days on market $305,900 Active 63 DOM
2026-07-26

days on market $305,900 Active 61 DOM
2026-07-25

days on market $305,900 Active 60 DOM
2026-07-24

days on market $305,900 Active 59 DOM
2026-07-23

days on market $305,900 Active 58 DOM
2026-07-22

days on market $305,900 Active 57 DOM
2026-07-21

days on market $305,900 Active 56 DOM
2026-07-20

days on market $305,900 Active 55 DOM
2026-07-19

days on market $305,900 Active 53 DOM
2026-07-18

days on market $305,900 Active 52 DOM
2026-07-16

days on market $305,900 Active 51 DOM
2026-07-15

days on market $305,900 Active 50 DOM
2026-07-14

days on market $305,900 Active 49 DOM
2026-07-13

days on market $305,900 Active 48 DOM
2026-07-13

days on market $305,900 Active 47 DOM
2026-07-11

days on market $305,900 Active 46 DOM
2026-07-10

days on market $305,900 Active 45 DOM
2026-07-09

days on market $305,900 Active 44 DOM
2026-07-07

days on market $305,900 Active 42 DOM
2026-07-06

days on market $305,900 Active 41 DOM
2026-07-05

days on market $305,900 Active 40 DOM
2026-07-03

days on market $305,900 Active 38 DOM
2026-07-02

days on market $305,900 Active 37 DOM
2026-07-01

days on market $305,900 Active 36 DOM
2026-06-30

days on market $305,900 Active 35 DOM
2026-06-29

days on market $305,900 Active 34 DOM
2026-06-28

days on market $305,900 Active 33 DOM
2026-06-28

days on market $305,900 Active 32 DOM
2026-06-27

days on market $305,900 Active 31 DOM
2026-06-25

days on market $305,900 Active 29 DOM
2026-06-22

days on market $305,900 Active 27 DOM
2026-06-22

days on market $305,900 Active 26 DOM
2026-06-18

days on market $305,900 Active 23 DOM
2026-06-17

days on market $305,900 Active 22 DOM
2026-06-16

days on market $305,900 Active 21 DOM
2026-06-15

days on market $305,900 Active 20 DOM
2026-06-13

days on market $305,900 Active 18 DOM
2026-06-13

days on market $305,900 Active 17 DOM
2026-06-10

days on market $305,900 Active 15 DOM
2026-06-09

days on market $305,900 Active 14 DOM
2026-06-08

days on market $305,900 Active 13 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 · 15 d/yr by 30 yrs out
💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $30,740
− Mortgage interest: −$17,135
− Property taxes: −$4,588
− Insurance: −$1,530
− Repairs & maintenance: −$2,459
− Management: −$2,459
− HOA: −$600
− Depreciation: −$8,899
Taxable loss: −$6,931

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,663
After-tax cash flow: $-20/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 · 4 photos

Excellent 95/100 None rehab

This stunning new home in the Cedar Gap community is move-in ready with excellent condition and a well-maintained exterior and interior. The spacious layout and modern kitchen make it ideal for both everyday living and entertaining guests. The swimming pool and landscaping add to its appeal and value.

Value-add opportunities

Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
Both Swimming pool maintenance — A well-maintained pool can be a significant selling point for both resale and rental properties. ↑

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

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
#370 Sonoco Products Hartsville $6.8B

Price history

-0.0% since first listed

4 events — show timeline

2026-05-30 Price Changed $305,900 Zillow
2026-05-29 Price Changed $305,900 Greater Greenville MLS
2026-05-27 Listed $305,990 Zillow
2026-05-26 Listed $305,990 Greater Greenville MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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