Is 200 Canyon Creek Way in Fountain Inn, SC a good investment?

CashFlowRE grades it D- with a 4.2% cap rate and $-566/mo modeled cash flow at a $319,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 200 Canyon Creek Way?

The modeled cap rate is 4.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,240/month, from CashFlowRE's rent model.

D- Composite 37.14

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).

ARV discount +10.5/15.0
Cash flow +6.3/30.0
Schools +5.0/10.0
Condition / age +5.0/5.0
Livability +4.1/5.0
Rent growth +3.6/5.0
1% rule +2.0/10.0
DSCR +0.6/10.0
Appreciation +0.0/10.0

$319,990

200 Canyon Creek Way · Fountain Inn, SC 29644

4 bd · 2.5 ba · 2,165 sqft · SingleFamily · 56 Days on market

Built 2026 Excellent condition 4,356 sqft lot 2-car garage $148/sqft · 7% below area Est $342k · 7% under $124/mo HOA · 6% of rent ↓ 6% since listing

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

Listing remarks MLS

Comfort, Space, and Timeless Appeal Formal dining room Main level primary suite Rear covered porch Oak stairs Designed with a balance of elegance and practicality, this home offers a welcoming layout that accommodates both everyday living and special occasions. Just off the foyer, the dining room provides a refined space for entertaining, while the expansive kitchen features a large island with bar seating and overlooks the family room with dramatic vaulted ceilings, creating a bright and connected living area. The main-level primary suite is tucked away for added privacy and features a spacious walk-in closet along with a well-appointed bath complete with dual vanities and a glass-enclosed walk-in shower. Functional details on the first floor include two coat closets, a conveniently located laundry room, and oak stairs with an open railing that enhance the home's architectural appeal. The second level offers three generously sized bedrooms, each with its own walk-in closet, as well as a shared full bath with dual vanities. Outdoors, the rear covered porch provides a comfortable space to unwind, dine al fresco, or enjoy time with family and friends. Come experience the comfort, convenience, and quality of life waiting for you at Barton Hollow. Schedule your tour today!

Key facts

Walk-in closet
James hardie siding
Center island

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-566 ($-7k/yr) — negative.
To cash-flow at today's rent, offer at most $238k (25.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (30.0% below list).
Recommended offer: $224k (30.0% 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.
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); 649 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 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 56 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
3 sale attempts; this cycle's ask has dropped $22k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $224,014 (30.0% 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 56 days. Have you received any prior offers? Is the seller open to a 30% 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?
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: 0.70% ✗
Cap rate: 4.17%
Cash-on-cash: -7.58%
DSCR: 0.66
GRM: 11.9

CMA / ARV

ARV (median comp): $342,476
List price: $319,990
Delta: -6.57%
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
7 Winwood Ln	0.05mi	4/2.5	2,179 (+1%)	1mo	$360,990	$166	96
114 Tall Pines Rd	0.39mi	4/3.5	2,259 (+4%)	0mo	$836,000	$370	70
8 Torwood St	0.50mi	4/2.5	2,266 (+5%)	3mo	$314,815	$139	67
3 Torwood St	0.46mi	5/3.0 (+1)	2,266 (+5%)	1mo	$321,990	$142	63
109 Beechcroft Pl	0.53mi	4/2.5	2,366 (+9%)	1mo	$355,900	$150	59
118 Beechcroft Pl	0.60mi	3/2.0 (-1)	2,100 (-3%)	2mo	$374,900	$179	59
114 Beechcroft Pl	0.52mi	4/2.5	2,366 (+9%)	4mo	$358,300	$151	57
124 Beechcroft Pl	0.62mi	3/2.0 (-1)	2,100 (-3%)	4mo	$345,000	$164	56
11 Torwood St Lot 353	0.49mi	4/3.0	2,426 (+12%)	1mo	$316,900	$131	54
9 Torwood St	0.48mi	4/3.0	2,435 (+12%)	2mo	$318,430	$131	53
129 Fennec Dr	0.66mi	4/2.5	2,362 (+9%)	4mo	$345,000	$146	51
12 Torwood St	0.52mi	4/3.0	2,451 (+13%)	4mo	$317,000	$129	49

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: -27.7%
Equity multiple: 0.06×
Total profit: $-84,222
Equity at exit: $47,712

10-year hold

IRR: -20.8%
Equity multiple: -0.16×
Total profit: $-104,259
Equity at exit: $27,667

Cash invested: $89,597 (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: 63 active · 74 under contract
Months of supply: 4.8 mo (21%/mo absorbed)
Median asking: $318,990 ($153/sqft)
Median days on market: 52 d
This list price: 56% of active listings are priced below it
ARV vs active asking: +3.4% 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: 11.9×

Monthly cashflow live

Estimated rent: $2,240 high interval (Pro) →
Mortgage (P&I): −$1,678
Tax est. 1.5%: −$400 /mo · $4,800/yr
Insurance: −$133
HOA: −$124
Lot rent: −$0
Vacancy / Maint / Mgmt: −$470
Net cashflow: $-566

Break-even live

Break-even rent $2,956

Max offer price $238,137

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-455	+0% $-566	+5% $-676	+10% $-787
Rent	-10% $-743	-5% $-654	+0% $-566	+5% $-477	+10% $-389
Rate	-1.0pp $-405	-0.5pp $-484	base $-566	+0.5pp $-649	+1.0pp $-733

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: $79,998
Closing costs: $9,600
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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Round Rock Way Fountain Inn, SC	3.0	2.5	1616	$1,700	$1.05	0d	1	0.12mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,295	$0.99	9d	1	0.14mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	88d	1	0.69mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	115d	1	0.78mi
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	6d	1	0.86mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,150	$0.99	0d	1	0.89mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	8	0.92mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	119d	1	1.07mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	9d	1	1.13mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	63d	1	1.13mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$2,374	$1.27	0d	9	1.20mi
40 Fernhill Ln Fountain Inn, SC	3.0	3.0	1983	$1,850	$0.93	73d	1	1.38mi

Property features AI

Finance

Other: Community amenities include common areas, street lights, playground, and dog park
HOA & community: Homeowners associationHOA maintains street lights

Exterior

Parking: Attached 2-car garage with door openerPaved driveway
Utilities: Public waterPublic sewerPublic garbage pickupElectric service
Home design: Two-story homeModel: FinleyNew construction (approx. 2026) from DRB HomesLevel lot
Construction: Hardboard siding exteriorArchitectural roofSlab foundationStorage in garage and additional storage (see remarks)
Exterior features: Front porchCovered back porchTilt-out windowsUnderground irrigation

Interior

Kitchen: DishwasherDisposalGas range (stand-alone)Gas oven with self-cleaningBuilt-in microwave
Bedrooms: Primary bedroom on main level with double sinks, full bath, shower-only, and walk-in closet (approx. 14 x 13)Second bedroom approx. 10 x 16Third bedroom approx. 11 x 14Fourth bedroom approx. 12 x 12One bedroom located on the main level
Flooring: CarpetLuxury vinyl tile/plank
Bathrooms: Two full bathroomsOne half bathroomOne full bath on the main level
Heating & cooling: Natural gas heatingElectric coolingGas water heater
Interior features: Attic with disappearing stairsCable available9-foot (and higher) ceilingsCathedral/vaulted ceilingsSmooth ceilingsGranite countertopsOpen floor planSmoke detectorWalk-in closetsPantry closetPre-wired for smart systems
Laundry & utility: Laundry on first floorDryer electric hookup

Listing history 50 events

2026-09-24

days on market $319,990 Active 56 DOM
2026-09-23

days on market $319,990 Active 55 DOM
2026-09-22

days on market $319,990 Active 54 DOM
2026-09-21

days on market $319,990 Active 53 DOM
2026-09-20

days on market $319,990 Active 52 DOM
2026-09-19

days on market $319,990 Active 51 DOM
2026-09-18

days on market $319,990 Active 50 DOM
2026-09-17

days on market $319,990 Active 49 DOM
2026-09-16

days on market $319,990 Active 48 DOM
2026-09-15

days on market $319,990 Active 47 DOM
2026-09-14

days on market $319,990 Active 46 DOM
2026-09-13

days on market $319,990 Active 45 DOM
2026-09-12

pricedays on market $319,990 Active 44 DOM
2026-09-11

days on market $326,990 Active 43 DOM
2026-09-06

days on market $326,990 Active 37 DOM
2026-09-04

days on market $326,990 Active 36 DOM
2026-09-03

days on market $326,990 Active 35 DOM
2026-08-31

days on market $326,990 Active 32 DOM
2026-08-30

days on market $326,990 Active 31 DOM
2026-08-29

days on market $326,990 Active 30 DOM
2026-08-28

days on market $326,990 Active 29 DOM
2026-08-27

days on market $326,990 Active 28 DOM
2026-08-25

days on market $326,990 Active 26 DOM
2026-08-24

days on market $326,990 Active 25 DOM
2026-08-23

days on market $326,990 Active 24 DOM
2026-08-22

days on market $326,990 Active 23 DOM
2026-08-21

days on market $326,990 Active 22 DOM
2026-08-20

days on market $326,990 Active 21 DOM
2026-08-19

days on market $326,990 Active 20 DOM
2026-08-18

days on market $326,990 Active 19 DOM
2026-08-17

days on market $326,990 Active 18 DOM
2026-08-16

days on market $326,990 Active 17 DOM
2026-08-15

days on market $326,990 Active 16 DOM
2026-08-15

pricedays on market $326,990 Active 15 DOM
2026-08-13

days on market $341,990 Active 14 DOM
2026-08-12

days on market $341,990 Active 13 DOM
2026-08-11

days on market $341,990 Active 12 DOM
2026-08-10

days on market $341,990 Active 11 DOM
2026-08-09

days on market $341,990 Active 10 DOM
2026-08-08

days on market $341,990 Active 9 DOM
2026-08-07

days on market $341,990 Active 8 DOM
2026-08-06

days on market $341,990 Active 7 DOM
2026-08-05

days on market $341,990 Active 6 DOM
2026-08-04

days on market $341,990 Active 5 DOM
2026-08-03

days on market $341,990 Active 4 DOM
2026-07-30

days on marketlisting id $341,990 Active 1 DOM
2026-07-30

days on marketlisting id $341,990 Active 60 DOM
2026-07-28

days on market $341,990 Active 82 DOM
2026-07-26

days on market $341,990 Active 80 DOM
2026-07-25

days on market $341,990 Active 79 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 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: $26,882
− Mortgage interest: −$17,924
− Property taxes: −$4,800
− Insurance: −$1,600
− Repairs & maintenance: −$2,151
− Management: −$2,151
− HOA: −$1,488
− Depreciation: −$9,309
Taxable loss: −$12,540

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

Est. tax savings @ 24.0%: +$3,010
After-tax cash flow: $-3,778/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

Excellent 100/100 None rehab

This new home in Barton Hollow is move-in ready with excellent condition and modern finishes. It offers a spacious floor plan, high-end appliances, and a well-maintained exterior. Potential buyers will appreciate the smart home features and fresh paint.

Value-add opportunities

Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
Both Replace kitchen faucet — Modern faucet can improve functionality and style ↑
Both Install smart home hub — Smart home hub can increase home's value and appeal to tech-savvy buyers ↑

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

-5.5% since first listed

6 events — show timeline

2026-07-30 Listed $341,990 Greater Greenville MLS
2026-07-29 Listing Removed — Greater Greenville MLS
2026-06-19 Price Changed $341,990 Zillow
2026-06-19 Price Changed $341,990 Greater Greenville MLS
2026-05-30 Listed $361,990 Zillow
2026-05-07 Listed $361,990 Greater Greenville MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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