The Yarmouth Plan · Fountain Inn, SC 29644

$319,900

4 bd · 2.5 ba · 2,505 sqft · SingleFamily · 159 Days on market

Good condition 2-car garage

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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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• 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 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 dinner.

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

🏗️ New construction. The $319,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $354,872.

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 $-475 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (21.8% below list).
• Recommended offer: $250k (21.8% 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); 649 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 43% 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 $11k 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 159 days — a 12% lower offer ($282k) 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 $250,263 (21.8% 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 159 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $354,872
• List price: $319,900
• Delta: -9.85%
• 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
101 Swan Grove Trl	0.43mi	4/2.5	2,345 (-6%)	1mo	$380,000	$162	69
109 Beechcroft Pl	0.54mi	4/2.5	2,366 (-6%)	1mo	$355,900	$150	65
11 Torwood St Lot 353	0.59mi	4/3.0	2,426 (-3%)	1mo	$316,900	$131	64
105 Swan Grove Trl	0.42mi	5/3.0 (+1)	2,674 (+7%)	0mo	$384,900	$144	62
115 Beechcroft Pl	0.54mi	4/3.5	2,692 (+8%)	0mo	$394,900	$147	58
304 Farmwood Dr	0.60mi	4/2.5	2,307 (-8%)	1mo	$520,000	$225	58
14 Swan Grove Trl	0.42mi	5/3.0 (+1)	2,742 (+10%)	0mo	$429,900	$157	57
151 Cranford Rd	0.68mi	5/3.0 (+1)	2,368 (-6%)	1mo	$321,900	$136	51
3 Torwood St	0.59mi	5/3.0 (+1)	2,266 (-10%)	1mo	$321,990	$142	49
156 Cranford Rd	0.65mi	4/2.5	2,174 (-13%)	0mo	$311,900	$143	47
129 Pretoria Dr	0.66mi	4/2.5	2,164 (-14%)	1mo	$322,900	$149	46
153 Cranford Rd	0.69mi	4/2.5	2,174 (-13%)	1mo	$302,900	$139	45

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: -24.4%
• Equity multiple: 0.16×
• Total profit: $-83,780
• Equity at exit: $52,913

10-year hold

• IRR: -16.0%
• Equity multiple: 0.04×
• Total profit: $-95,001
• Equity at exit: $30,683

Cash invested: $99,364 (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: 80 active · 78 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $338,510 ($146/sqft)
• Median days on market: 57 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: -3.0% 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: 10.7×

Monthly cashflow live

• Estimated rent: $2,503 high
• Mortgage (P&I): −$1,861
• Tax est. 1.5%: −$444 /mo · $5,323/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-475

Break-even live

Break-even rent $3,104

Max offer price $286,086

Occupancy floor —

Sensitivity live

Price	-10% $-230	-5% $-353	+0% $-475	+5% $-598	+10% $-721
Rent	-10% $-673	-5% $-574	+0% $-475	+5% $-377	+10% $-278
Rate	-1.0pp $-297	-0.5pp $-385	base $-475	+0.5pp $-567	+1.0pp $-661

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: $88,718
• Closing costs: $10,646
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	6d	1	0.49mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	115d	1	0.54mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,150	$0.99	1d	1	0.67mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,295	$0.99	10d	1	0.79mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	8	1.49mi

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 planNew-construction plan
• Exterior features: Living area of 2505 (plan)

Interior

• Kitchen: Plan includes kitchen (appliances not specified)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Interior features: Open plan living area

Listing history 50 events

1. 2026-09-24
   days on market $319,900 Active 159 DOM
2. 2026-09-23
   days on market $319,900 Active 158 DOM
3. 2026-09-22
   days on market $319,900 Active 157 DOM
4. 2026-09-21
   days on market $319,900 Active 156 DOM
5. 2026-09-20
   days on market $319,900 Active 155 DOM
6. 2026-09-19
   days on market $319,900 Active 154 DOM
7. 2026-09-18
   days on market $319,900 Active 153 DOM
8. 2026-09-16
   days on market $319,900 Active 151 DOM
9. 2026-09-15
   days on market $319,900 Active 150 DOM
10. 2026-09-14
    days on market $319,900 Active 149 DOM
11. 2026-09-13
    days on market $319,900 Active 148 DOM
12. 2026-09-12
    days on market $319,900 Active 147 DOM
13. 2026-09-11
    days on market $319,900 Active 146 DOM
14. 2026-09-06
    days on market $319,900 Active 140 DOM
15. 2026-09-04
    days on market $319,900 Active 139 DOM
16. 2026-09-03
    days on market $319,900 Active 138 DOM
17. 2026-08-31
    days on market $319,900 Active 135 DOM
18. 2026-08-30
    days on market $319,900 Active 134 DOM
19. 2026-08-29
    days on market $319,900 Active 133 DOM
20. 2026-08-28
    days on market $319,900 Active 132 DOM
21. 2026-08-27
    days on market $319,900 Active 131 DOM
22. 2026-08-25
    days on market $319,900 Active 129 DOM
23. 2026-08-24
    days on market $319,900 Active 128 DOM
24. 2026-08-23
    days on market $319,900 Active 127 DOM
25. 2026-08-22
    days on market $319,900 Active 126 DOM
26. 2026-08-21
    days on market $319,900 Active 125 DOM
27. 2026-08-20
    days on market $319,900 Active 124 DOM
28. 2026-08-19
    days on market $319,900 Active 123 DOM
29. 2026-08-18
    days on market $319,900 Active 122 DOM
30. 2026-08-16
    days on market $319,900 Active 120 DOM
31. 2026-08-15
    days on market $319,900 Active 119 DOM
32. 2026-08-15
    days on market $319,900 Active 118 DOM
33. 2026-08-13
    days on market $319,900 Active 117 DOM
34. 2026-08-12
    days on market $319,900 Active 116 DOM
35. 2026-08-11
    days on market $319,900 Active 115 DOM
36. 2026-08-10
    days on market $319,900 Active 114 DOM
37. 2026-08-09
    days on market $319,900 Active 113 DOM
38. 2026-08-07
    days on market $319,900 Active 111 DOM
39. 2026-08-06
    days on market $319,900 Active 110 DOM
40. 2026-08-05
    days on market $319,900 Active 109 DOM
41. 2026-08-04
    days on market $319,900 Active 108 DOM
42. 2026-08-03
    days on market $319,900 Active 107 DOM
43. 2026-07-31
    days on market $319,900 Active 104 DOM
44. 2026-07-30
    days on market $319,900 Active 103 DOM
45. 2026-07-30
    days on market $319,900 Active 102 DOM
46. 2026-07-28
    days on market $319,900 Active 101 DOM
47. 2026-07-26
    days on market $319,900 Active 99 DOM
48. 2026-07-25
    days on market $319,900 Active 98 DOM
49. 2026-07-24
    days on market $319,900 Active 97 DOM
50. 2026-07-23
    days on market $319,900 Active 96 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 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: $30,032
• − Mortgage interest: −$19,878
• − Property taxes: −$5,323
• − Insurance: −$1,774
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$10,324
• Taxable loss: −$12,073
• Est. tax savings @ 24.0%: +$2,897
• After-tax cash flow: $-2,807/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. ↑

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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

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 planNew-construction plan
• Exterior features: Living area of 2505 (plan)

Interior

• Kitchen: Plan includes kitchen (appliances not specified)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Interior features: Open plan living area