The Jefferson Plan · Fountain Inn, SC 29644

$339,900

4 bd · 3.5 ba · 2,797 sqft · SingleFamily · 204 Days on market

Excellent condition 2-car garage

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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 +6.0/30.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Searching for the perfect single-family home with space to grow and room for lasting memories? The Jefferson plan delivers 2,797 square feet of thoughtfully designed living space across two stories. This home features four spacious bedrooms, three full bathrooms, and a convenient two-car garage-ensuring comfort and functionality for every stage of life. At the heart of the home, an open-concept layout seamlessly connects the kitchen, breakfast area, and family room, creating an inviting environment for everyday living and entertaining.

Key facts

• 2 garage spots
• Listed 203 days

🏗️ New construction. The $339,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $386,090.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $340k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-731 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (27.9% below list).
• Recommended offer: $245k (27.9% 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); 791 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 42% 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 $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 204 days — a 12% lower offer ($299k) 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 $245,207 (27.9% 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. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.64% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.11%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $386,090
• List price: $339,900
• Delta: -11.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Harling Ct	0.07mi	5/4.0 (+1)	2,797 (0%)	1mo	$390,000	$139	89
711 Stoughton Dr	0.19mi	5/4.0 (+1)	2,797 (0%)	2mo	$387,270	$138	83
14 Swan Grove Trl	0.42mi	5/3.0 (+1)	2,742 (-2%)	2mo	$429,900	$157	68
115 Beechcroft Pl	0.54mi	4/3.5	2,692 (-4%)	2mo	$394,900	$147	67
143 Beechcroft Pl	0.61mi	4/3.5	2,692 (-4%)	1mo	$390,570	$145	65
141 Beechcroft Pl	0.60mi	4/3.5	2,692 (-4%)	1mo	$366,615	$136	65
105 Swan Grove Trl	0.42mi	5/3.0 (+1)	2,674 (-4%)	2mo	$384,900	$144	65
201 Keanes Ln	0.40mi	5/4.0 (+1)	2,995 (+7%)	1mo	$444,900	$149	62
113 Beechcroft Pl	0.54mi	4/3.5	3,167 (+13%)	0mo	$401,900	$127	53
632 Hollybank St	0.63mi	5/4.0 (+1)	2,995 (+7%)	2mo	$412,400	$138	50
11 Torwood St Lot 353	0.59mi	4/3.0	2,426 (-13%)	2mo	$316,900	$131	46
411 Hazelcroft Dr	0.62mi	5/4.0 (+1)	3,110 (+11%)	1mo	$395,000	$127	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: -28.9%
• Equity multiple: 0.03×
• Total profit: $-105,204
• Equity at exit: $57,567

10-year hold

• IRR: -23.4%
• Equity multiple: -0.25×
• Total profit: $-134,967
• Equity at exit: $33,382

Cash invested: $108,105 (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: 75 active · 89 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $346,990 ($142/sqft)
• Median days on market: 65 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: -2.9% 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: 791
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$2,025
• Tax est. 1.5%: −$483 /mo · $5,791/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-731

Break-even live

Break-even rent $3,377

Max offer price $280,307

Occupancy floor —

Sensitivity live

Price	-10% $-464	-5% $-598	+0% $-731	+5% $-864	+10% $-998
Rent	-10% $-925	-5% $-828	+0% $-731	+5% $-634	+10% $-537
Rate	-1.0pp $-537	-0.5pp $-633	base $-731	+0.5pp $-831	+1.0pp $-933

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: $96,522
• Closing costs: $11,583
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	51d	1	0.49mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	160d	1	0.54mi
13 Torwood St Fountain Inn, SC	4.0	3.0	2450	$2,300	$0.94	2d	1	0.58mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,100	$0.97	38d	1	0.67mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,195	$0.95	10d	1	0.79mi
200 Rivers Edge Cir Simpsonville, SC	3.0	2.5	2100	$1,695	$0.81	37d	1	1.14mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	7	1.49mi

Property features AI

Finance

• Other: Address: Fountain Inn, SC 29644
• Financial info: List price $359,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: The Jefferson planSingle-family property (per plan)Plan listed as active
• Construction: Built from new construction (Plan)Living area approximately 2797
• Exterior features: New construction plan home

Interior

• Kitchen: Kitchen included in plan (appliance details not provided)
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open plan living spaces (per plan name)
• Laundry & utility: Washer/dryer location not specified

Listing history 50 events

1. 2026-11-08
   days on market $339,900 Active 204 DOM
2. 2026-11-07
   days on market $339,900 Active 203 DOM
3. 2026-11-06
   days on market $339,900 Active 202 DOM
4. 2026-11-05
   days on market $339,900 Active 201 DOM
5. 2026-11-04
   days on market $339,900 Active 200 DOM
6. 2026-11-02
   days on market $339,900 Active 198 DOM
7. 2026-11-01
   days on market $339,900 Active 197 DOM
8. 2026-10-31
   pricedays on market $339,900 Active 196 DOM
9. 2026-10-30
   days on market $364,900 Active 195 DOM
10. 2026-10-29
    days on market $364,900 Active 194 DOM
11. 2026-10-28
    days on market $364,900 Active 193 DOM
12. 2026-10-27
    days on market $364,900 Active 192 DOM
13. 2026-10-26
    days on market $364,900 Active 191 DOM
14. 2026-10-25
    days on market $364,900 Active 190 DOM
15. 2026-10-24
    days on market $364,900 Active 189 DOM
16. 2026-10-23
    days on market $364,900 Active 188 DOM
17. 2026-10-22
    days on market $364,900 Active 187 DOM
18. 2026-10-21
    days on market $364,900 Active 186 DOM
19. 2026-10-20
    days on market $364,900 Active 185 DOM
20. 2026-10-19
    days on market $364,900 Active 184 DOM
21. 2026-10-18
    days on market $364,900 Active 183 DOM
22. 2026-10-17
    days on market $364,900 Active 182 DOM
23. 2026-10-16
    days on market $364,900 Active 181 DOM
24. 2026-10-15
    days on market $364,900 Active 180 DOM
25. 2026-10-14
    days on market $364,900 Active 179 DOM
26. 2026-10-13
    days on market $364,900 Active 178 DOM
27. 2026-10-12
    days on market $364,900 Active 177 DOM
28. 2026-10-11
    days on market $364,900 Active 176 DOM
29. 2026-10-10
    days on market $364,900 Active 175 DOM
30. 2026-10-09
    days on market $364,900 Active 174 DOM
31. 2026-10-08
    days on market $364,900 Active 173 DOM
32. 2026-10-07
    days on market $364,900 Active 172 DOM
33. 2026-10-06
    days on market $364,900 Active 171 DOM
34. 2026-10-05
    days on market $364,900 Active 170 DOM
35. 2026-10-04
    days on market $364,900 Active 169 DOM
36. 2026-10-04
    days on market $364,900 Active 168 DOM
37. 2026-10-02
    days on market $364,900 Active 167 DOM
38. 2026-10-01
    days on market $364,900 Active 166 DOM
39. 2026-09-30
    days on market $364,900 Active 165 DOM
40. 2026-09-29
    days on market $364,900 Active 164 DOM
41. 2026-09-27
    days on market $364,900 Active 162 DOM
42. 2026-09-25
    days on market $364,900 Active 160 DOM
43. 2026-09-24
    days on market $364,900 Active 159 DOM
44. 2026-09-23
    days on market $364,900 Active 158 DOM
45. 2026-09-22
    days on market $364,900 Active 157 DOM
46. 2026-09-21
    days on market $364,900 Active 156 DOM
47. 2026-09-20
    days on market $364,900 Active 155 DOM
48. 2026-09-19
    days on market $364,900 Active 154 DOM
49. 2026-09-18
    days on market $364,900 Active 153 DOM
50. 2026-09-16
    days on market $364,900 Active 151 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: $29,425
• − Mortgage interest: −$21,627
• − Property taxes: −$5,791
• − Insurance: −$1,930
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$11,232
• Taxable loss: −$15,864
• Est. tax savings @ 24.0%: +$3,807
• After-tax cash flow: $-4,965/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 move-in-ready home offers a spacious and well-maintained living environment with modern amenities and a great curb appeal.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Flooring replacement in living areas — Modernizes the space and improves aesthetics. ↑

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%
• 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 $359,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: The Jefferson planSingle-family property (per plan)Plan listed as active
• Construction: Built from new construction (Plan)Living area approximately 2797
• Exterior features: New construction plan home

Interior

• Kitchen: Kitchen included in plan (appliance details not provided)
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open plan living spaces (per plan name)
• Laundry & utility: Washer/dryer location not specified