The Yarmouth Plan · Fountain Inn, SC 29644

$319,900

4 bd · 2.5 ba · 2,505 sqft · SingleFamily · 61 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Are you ready to discover a harmonious blend of comfort and style in your next home? This stunning four-bedroom, two-and-a-half-bathroom single-family residence, complete with a spacious two-car garage, is designed to meet the needs of modern living. Step inside the Yarmouth plan, where an open and inviting atmosphere welcomes you. The layout encourages a natural flow between spaces, making it perfect for both entertaining guests and enjoying quiet family moments. At the heart of this home lies the expansive open-concept kitchen, dining area, and family room. This central hub is where memories will be created, whether you are whipping up a gourmet meal or sharing laughter over a family dinn

Key facts

• Open concept kitchen
• Community amenities
• Walk in closet

Tags

• OPEN CONCEPT KITCHEN
• WALK IN CLOSET
• LUXURIOUS BATHROOM
• COMMUNITY AMENITIES
• EASY ACCESS TO PARKS

Property features AI

Finance

• Other: Address: Fountain Inn, SC 29644
• Financial info: List price $319,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: The Yarmouth plan; New-construction plan
• Exterior features: Living area of 2505 (plan)

Interior

• Kitchen: Plan includes kitchen (appliances not specified)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Open plan living area

🏗️ New construction. The $319,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $393,285.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-564 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (14.8% below list).
• Recommended offer: $273k (14.8% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 482 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,727/mo this rent would consume 47% 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 $3k of loan paydown is wiped out by about $12k 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 61 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

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 $272,657 (14.8% 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 61 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $393,285
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Hollybank St	0.61mi	4/2.5	2,459 (-2%)	4mo	$364,000	$148	66
905 Elgon Walk Dr	0.62mi	4/2.5	2,345 (-6%)	0mo	$380,000	$162	60
617 Hollybank St	0.63mi	4/2.5	2,345 (-6%)	1mo	$379,900	$162	59
6 Shallow Creek Ct	0.57mi	4/2.5	2,583 (+3%)	12mo	$565,000	$219	58
604 Hollybank St	0.60mi	4/2.0	2,345 (-6%)	3mo	$279,900	$119	57
336 Hazelcroft Dr	0.55mi	4/2.5	2,345 (-6%)	19mo	$372,000	$159	48
621 Hollybank St	0.63mi	5/3.0 (+1)	2,742 (+10%)	0mo	$425,000	$155	47
629 Hollybank St	0.64mi	5/3.0 (+1)	2,742 (+10%)	1mo	$429,900	$157	47
121 Roocroft Ct Lot 0099	0.52mi	4/2.5	2,164 (-14%)	13mo	$319,900	$148	42
424 Hazelcroft Dr	0.66mi	4/2.5	2,345 (-6%)	21mo	$381,300	$163	41
412 Hazelcroft Dr	0.63mi	5/3.0 (+1)	2,674 (+7%)	21mo	$395,000	$148	35
520 Hazelcroft Dr	0.71mi	5/3.0 (+1)	2,674 (+7%)	19mo	$405,000	$151	33

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: -25.2%
• Equity multiple: 0.13×
• Total profit: $-95,286
• Equity at exit: $58,640

10-year hold

• IRR: -17.1%
• Equity multiple: -0.01×
• Total profit: $-110,767
• Equity at exit: $34,004

Cash invested: $110,120 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,727 medium
• Mortgage (P&I): −$2,062
• Tax est. 1.5%: −$492 /mo · $5,899/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-564

Break-even live

Break-even rent $3,440

Max offer price $311,686

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: $98,321
• Closing costs: $11,799
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	19d	1	0.54mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	2d	12	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $319,900 Active 61 DOM
2. 2026-06-17
   days on market $319,900 Active 60 DOM
3. 2026-06-16
   days on market $319,900 Active 59 DOM
4. 2026-06-15
   days on market $319,900 Active 58 DOM
5. 2026-06-13
   days on market $319,900 Active 56 DOM
6. 2026-06-13
   days on market $319,900 Active 55 DOM
7. 2026-06-10
   days on market $319,900 Active 53 DOM
8. 2026-06-09
   days on market $319,900 Active 52 DOM
9. 2026-06-08
   days on market $319,900 Active 51 DOM
10. 2026-06-07
    days on market $319,900 Active 50 DOM
11. 2026-06-03
    days on market $319,900 Active 46 DOM
12. 2026-06-03
    days on market $319,900 Active 45 DOM
13. 2026-06-01
    days on market $319,900 Active 44 DOM
14. 2026-05-31
    days on market $319,900 Active 43 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: $32,719
• − Mortgage interest: −$22,030
• − Property taxes: −$5,899
• − Insurance: −$1,966
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − Depreciation: −$11,441
• Taxable loss: −$13,853
• Est. tax savings @ 24.0%: +$3,325
• After-tax cash flow: $-3,442/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 · 11 photos

Good 80/100 None rehab

This four-bedroom, two-and-a-half-bathroom home is in good condition with modern finishes and a well-maintained exterior. It offers a spacious layout and is ready for immediate occupancy. Consider painting the exterior and interior, upgrading appliances and fixtures, and maintaining the landscaping to further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Kitchen appliances — Upgrading appliances can attract more buyers.
• Resale Bathroom fixtures — Upgrading fixtures can attract more buyers and renters.
• Resale Flooring — Upgrading flooring can attract more buyers and renters.
• Resale Painting interior walls — Fresh paint can enhance the home's appeal and attract more buyers.
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce maintenance costs.
• Both Landscaping maintenance — Well-maintained landscaping can enhance curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen appliances — Upgrading appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Upgrading fixtures can attract more buyers and renters. ↑
• Resale Flooring — Upgrading flooring can attract more buyers and renters. ↑
• Resale Painting interior walls — Fresh paint can enhance the home's appeal and attract more buyers. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce maintenance costs. ↑
• Both Landscaping maintenance — Well-maintained landscaping can enhance curb appeal and attract more 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

• 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