610 Bonifay Dr · Fountain Inn, SC 29644

$323,900

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 133 Days on market

Built 2026 Excellent condition 7,405 sqft lot 2-car garage $163/sqft · at area comps Est $328k · at est. $54/mo HOA · 2% of rent

---

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 +8.1/15.0
• Cash flow +7.6/30.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 610 Bonifay Drive, a beautiful new home in our Durbin Meadows community. This spacious two-story home features four bedrooms, two and a half bathrooms, a flex room, and a two-car garage, perfect for those seeking room to grow. Upon entering, you'll be welcomed by a charming foyer that leads into the heart of the home. The open-concept layout seamlessly connects the family room, dining area, and kitchen, creating a bright and inviting space for everyday living and entertaining. The kitchen is designed with modern appliances, large countertops, and a pantry, providing both style and function. Additionally, a versatile flex space on the first floor can be customized to suit your needs-whether as a home office, craft room, or playroom. Upstairs, the spacious primary suite Features a relaxing retreat with an en suite bathroom featuring dual vanities and a large walk-in closet. The three additional bedrooms are thoughtfully located to provide privacy and comfort, while the convenient laundry room completes the second floor. Outside, you'll enjoy a front porch and an outdoor patio, perfect for hosting gatherings or simply relaxing in the fresh air. With its thoughtful design, spacious layout, and modern features, this home is the ideal place to call home. Pictures are representative.

Key facts

• Large countertops
• Dual vanities
• Modern appliances

Tags

• OPEN-CONCEPT LAYOUT
• MODERN APPLIANCES
• LARGE COUNTERTOPS
• VERSATILE STUDY
• EN-SUITE BATHROOM
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $324k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (25.6% below list).
• Recommended offer: $241k (25.6% 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: Fountain Inn Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 835 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($285k) 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.

Recommended offer $241,109 (25.6% 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 133 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (median comp): $328,365
• List price: $323,900
• Delta: -1.36%
• 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
614 Bonifay Dr	0.00mi	4/2.5	2,175 (+9%)	0mo	$336,900	$155	84
621 Bonifay Dr	0.08mi	4/2.5	2,175 (+9%)	0mo	$329,900	$152	81
609 Bonifay Dr	0.08mi	4/2.5	2,175 (+9%)	0mo	$327,900	$151	81
222 Deskin Ln	0.29mi	4/2.5	1,927 (-3%)	1mo	$311,900	$162	80
215 Deskin Ln	0.32mi	4/2.5	1,927 (-3%)	1mo	$301,900	$157	79
305 Bonifay Dr	0.04mi	4/2.0	1,764 (-11%)	1mo	$314,999	$179	76
611 Bonifay Dr	0.08mi	4/2.0	1,764 (-11%)	1mo	$323,900	$184	74
242 Deskin Ln	0.23mi	4/2.5	2,174 (+9%)	1mo	$320,000	$147	73
102 Brook Run Dr Unit BWD 109 Crane VE C	0.53mi	4/2.5	1,955 (-2%)	1mo	$289,999	$148	71
218 Deskin Ln	0.30mi	4/2.5	2,174 (+9%)	0mo	$307,500	$141	70
401 Boxbury Way	0.49mi	4/2.0	1,764 (-11%)	1mo	$325,900	$185	55
110 Thermal Ct	0.49mi	5/3.0 (+1)	2,241 (+13%)	1mo	$335,000	$149	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: -23.2%
• Equity multiple: 0.19×
• Total profit: $-73,287
• Equity at exit: $48,295

10-year hold

• IRR: -14.2%
• Equity multiple: 0.13×
• Total profit: $-79,154
• Equity at exit: $28,005

Cash invested: $90,692 (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: 42 active · 73 under contract
• Months of supply: 3.0 mo (34%/mo absorbed)
• Median asking: $317,995 ($168/sqft)
• Median days on market: 95 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: -1.6% 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: 11.2×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,858/yr
• Insurance: −$135
• HOA: −$54
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-388

Break-even live

Break-even rent $2,902

Max offer price $267,808

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-276	+0% $-388	+5% $-500	+10% $-611
Rent	-10% $-578	-5% $-483	+0% $-388	+5% $-292	+10% $-197
Rate	-1.0pp $-225	-0.5pp $-305	base $-388	+0.5pp $-472	+1.0pp $-557

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: $80,975
• Closing costs: $9,717
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Bonifay Dr Fountain Inn, SC	5.0	3.0	2511	$2,400	$0.96	7d	1	0.20mi
225 Deskin Ln Fountain Inn, SC	4.0	2.5	2225	$2,300	$1.03	5d	1	0.31mi
215 Deskin Ln Fountain Inn, SC	4.0	3.0	1974	$2,150	$1.09	0d	1	0.34mi
108 Yearling Dr Fountain Inn, SC	3.0	2.0	1950	$2,300	$1.18	0d	1	0.52mi
106 Martingale Cir Fountain Inn, SC	3.0	2.5	1400	$1,725	$1.23	0d	1	0.63mi
201 Chapman Rd Fountain Inn, SC	2.0–3.0	2.0	1236	$1,074	$0.87	0d	1	1.20mi
401 Ariel Ct Fountain Inn, SC	3.0	2.0	1600	$1,850	$1.16	9d	1	1.39mi
3 Lawrence Ward Ct Fountain Inn, SC	3.0	2.0	1399	$1,850	$1.32	88d	1	1.46mi

Property features AI

Finance

• Other: Community features include lights and recreation facilities
• HOA & community: Homeowners association presentHOA amenities include pool, clubhouse, playground, walking trails, neighborhood lake/pond, common areas, street lights, and restrictive covenants/by-laws

Exterior

• Parking: Attached 2-car garage with door openerPaved concrete driveway
• Utilities: Public waterPublic sewerGas tankless water heaterPrivate garbage pickup
• Home design: Two-story single-family homeModel: Belhaven DUnder construction (approximate completion August 2026)
• Construction: Built by D.R. Horton (approx. 2026)Vinyl siding exteriorArchitectural roofSlab foundationAttic and garage storage
• Exterior features: PatioFront porchTilt-out windowsVinyl/aluminum trimThermal windows

Interior

• Kitchen: DishwasherGarbage disposalGas range (stand-alone)Self-cleaning ovenBuilt-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, shower, full bath and walk-in closetBedroom sizes: Primary 19 x 14; 2nd 11 x 12; 3rd 10 x 11; 4th 12 x 10
• Flooring: CarpetLaminate flooringVinyl
• Bathrooms: Two full baths and one half bath
• Heating & cooling: Forced air heating (natural gas) with damper controlCentral electric cooling with damper control
• Interior features: Attic stairs (disappearing)Cable available9-foot or higher ceilingsSmooth ceilingsOpen floor planSmoke detectorWalk-in closetsQuartz countertopsWalk-in pantryRadon mitigation systemSmart systems pre-wiringGas log fireplace (1)
• Laundry & utility: Second-floor laundry with walk-in area and electric dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $323,900 Active 133 DOM
2. 2026-09-23
   days on market $323,900 Active 132 DOM
3. 2026-09-22
   days on market $323,900 Active 131 DOM
4. 2026-09-21
   days on market $323,900 Active 130 DOM
5. 2026-09-20
   days on market $323,900 Active 129 DOM
6. 2026-09-19
   days on market $323,900 Active 128 DOM
7. 2026-09-18
   days on market $323,900 Active 127 DOM
8. 2026-09-17
   days on market $323,900 Active 126 DOM
9. 2026-09-16
   days on market $323,900 Active 125 DOM
10. 2026-09-15
    days on market $323,900 Active 124 DOM
11. 2026-09-14
    days on market $323,900 Active 123 DOM
12. 2026-09-13
    days on market $323,900 Active 122 DOM
13. 2026-09-12
    days on market $323,900 Active 121 DOM
14. 2026-09-11
    days on market $323,900 Active 120 DOM
15. 2026-09-06
    days on market $323,900 Active 114 DOM
16. 2026-09-04
    days on market $323,900 Active 113 DOM
17. 2026-09-03
    pricedays on market $323,900 Active 112 DOM
18. 2026-08-31
    days on market $333,900 Active 109 DOM
19. 2026-08-30
    days on market $333,900 Active 108 DOM
20. 2026-08-29
    days on market $333,900 Active 107 DOM
21. 2026-08-28
    pricedays on market $333,900 Active 106 DOM
22. 2026-08-27
    days on market $333,750 Active 105 DOM
23. 2026-08-25
    days on market $333,750 Active 103 DOM
24. 2026-08-24
    days on market $333,750 Active 102 DOM
25. 2026-08-23
    days on market $333,750 Active 101 DOM
26. 2026-08-22
    days on market $333,750 Active 100 DOM
27. 2026-08-21
    days on market $333,750 Active 99 DOM
28. 2026-08-20
    pricestatusdays on market $333,750 Active 98 DOM
29. 2026-08-19
    days on market $329,900 Contingency Contract 97 DOM
30. 2026-08-18
    days on market $329,900 Contingency Contract 96 DOM
31. 2026-08-17
    days on market $329,900 Contingency Contract 95 DOM
32. 2026-08-16
    days on market $329,900 Contingency Contract 94 DOM
33. 2026-08-15
    days on market $329,900 Contingency Contract 93 DOM
34. 2026-08-15
    days on market $329,900 Contingency Contract 92 DOM
35. 2026-08-13
    statusdays on market $329,900 Contingency Contract 91 DOM
36. 2026-08-12
    days on market $329,900 Active 90 DOM
37. 2026-08-11
    days on market $329,900 Active 89 DOM
38. 2026-08-10
    days on market $329,900 Active 88 DOM
39. 2026-08-09
    days on market $329,900 Active 87 DOM
40. 2026-08-08
    days on market $329,900 Active 86 DOM
41. 2026-08-07
    days on market $329,900 Active 85 DOM
42. 2026-08-06
    days on market $329,900 Active 84 DOM
43. 2026-08-05
    days on market $329,900 Active 83 DOM
44. 2026-08-04
    days on market $329,900 Active 82 DOM
45. 2026-08-03
    days on market $329,900 Active 81 DOM
46. 2026-07-31
    days on market $329,900 Active 78 DOM
47. 2026-07-30
    days on market $329,900 Active 77 DOM
48. 2026-07-30
    days on market $329,900 Active 76 DOM
49. 2026-07-28
    days on market $329,900 Active 75 DOM
50. 2026-07-26
    days on market $329,900 Active 73 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,933
• − Mortgage interest: −$18,143
• − Property taxes: −$4,858
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − HOA: −$648
• − Depreciation: −$9,423
• Taxable loss: −$10,388
• Est. tax savings @ 24.0%: +$2,493
• After-tax cash flow: $-2,159/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 · 9 photos

Excellent 95/100 None rehab

This beautiful new home in Durbin Meadows is move-in ready with excellent condition and a great location. It offers spacious living areas, modern appliances, and a well-maintained exterior. Potential buyers and tenants will appreciate the home's curb appeal and community amenities.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances — Upgrading to modern appliances can increase the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Modernizing bathroom fixtures can enhance the home's appeal to potential buyers. ↑
• Resale Flooring upgrades — Upgrading the flooring can enhance the home's appeal to potential buyers. ↑
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping and curb appeal — Enhanced landscaping and curb appeal can improve the home's overall appearance and attract potential buyers/tenants. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Fountain Inn Elementary D SC #199/597 Nat'l #14,382/41,679 Middle Bryson Middle F SC #147/229 Nat'l #9,659/14,009 High Fountain Inn High

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

• County: Greenville County · 66,741 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 (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

---

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 · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

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

Property features AI

Finance

• Other: Community features include lights and recreation facilities
• HOA & community: Homeowners association presentHOA amenities include pool, clubhouse, playground, walking trails, neighborhood lake/pond, common areas, street lights, and restrictive covenants/by-laws

Exterior

• Parking: Attached 2-car garage with door openerPaved concrete driveway
• Utilities: Public waterPublic sewerGas tankless water heaterPrivate garbage pickup
• Home design: Two-story single-family homeModel: Belhaven DUnder construction (approximate completion August 2026)
• Construction: Built by D.R. Horton (approx. 2026)Vinyl siding exteriorArchitectural roofSlab foundationAttic and garage storage
• Exterior features: PatioFront porchTilt-out windowsVinyl/aluminum trimThermal windows

Interior

• Kitchen: DishwasherGarbage disposalGas range (stand-alone)Self-cleaning ovenBuilt-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, shower, full bath and walk-in closetBedroom sizes: Primary 19 x 14; 2nd 11 x 12; 3rd 10 x 11; 4th 12 x 10
• Flooring: CarpetLaminate flooringVinyl
• Bathrooms: Two full baths and one half bath
• Heating & cooling: Forced air heating (natural gas) with damper controlCentral electric cooling with damper control
• Interior features: Attic stairs (disappearing)Cable available9-foot or higher ceilingsSmooth ceilingsOpen floor planSmoke detectorWalk-in closetsQuartz countertopsWalk-in pantryRadon mitigation systemSmart systems pre-wiringGas log fireplace (1)
• Laundry & utility: Second-floor laundry with walk-in area and electric dryer hookup

Price history

-0.2% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $329,900 Greater Greenville MLS
• 2026-05-21 Price Changed $329,900 Zillow
• 2026-05-14 Listed $330,490 Greater Greenville MLS
• 2026-05-13 Listed $330,490 Zillow