Litchfield Plan · Fountain Inn, SC 29644

$239,990

3 bd · 2.5 ba · 1,573 sqft · Townhouse · 139 Days on market

Good condition 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).

• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.2/5.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +2.6/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern Design Meets Everyday Comfort The Litchfield is designed with the way you live in mind, offering an open-concept main level, comfortable bedrooms, and thoughtful spaces that make everyday routines feel effortless. From the spacious kitchen and inviting family room to the private primary suite upstairs, this floorplan combines functional design with the features today's homeowners are looking for.

Key facts

• Open concept kitchen
• Airy family room
• Breakfast room

Tags

• OPEN CONCEPT KITCHEN
• 9 FOOT CENTERED ISLAND
• AIRY FAMILY ROOM
• BREAKFAST ROOM
• MAIN LEVEL POWDER ROOM
• COAT CLOSET

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,904.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (17.3% below list).
• Recommended offer: $198k (17.3% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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 34% 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 $8k 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 139 days — a 12% lower offer ($211k) 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 $198,395 (17.3% 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 139 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $261,904
• List price: $239,990
• Delta: -8.37%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Round Rock Way	0.09mi	3/2.5	1,616 (+3%)	1mo	$273,990	$170	90
7 Torwood St	0.48mi	3/2.0	1,660 (+6%)	2mo	$299,750	$181	65
113 Leacock Dr #278	0.42mi	3/2.0	1,451 (-8%)	2mo	$284,630	$196	64
147 Cranford Rd	0.89mi	3/2.5	1,518 (-4%)	1mo	$280,900	$185	58
158 Cranford Rd	0.92mi	3/2.5	1,518 (-4%)	1mo	$281,900	$186	58
157 Cranford Rd	0.92mi	3/2.5	1,518 (-4%)	2mo	$279,000	$184	58
164 Cranford Rd	0.94mi	3/2.5	1,518 (-4%)	2mo	$279,900	$184	58
114 Pretoria Dr	0.93mi	3/2.0	1,618 (+3%)	1mo	$306,900	$190	57
159 Cranford Rd	0.93mi	3/2.5	1,749 (+11%)	1mo	$292,900	$167	45
149 Cranford Rd	0.90mi	3/2.0	1,183 (-25%)	1mo	$257,500	$218	37
302 Roocroft Ct Unit 302 Roocroft Court	1.01mi	4/2.0 (+1)	1,764 (+12%)	1mo	$317,000	$180	37
155 Cranford Rd	0.91mi	4/2.5 (+1)	1,927 (+22%)	2mo	$297,900	$155	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: -21.3%
• Equity multiple: 0.25×
• Total profit: $-54,722
• Equity at exit: $39,051

10-year hold

• IRR: -11.6%
• Equity multiple: 0.26×
• Total profit: $-54,122
• Equity at exit: $22,645

Cash invested: $73,333 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $249,990 ($158/sqft)
• Median days on market: 83 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.7% 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: 10.1×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$1,373
• Tax est. 1.5%: −$327 /mo · $3,929/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-243

Break-even live

Break-even rent $2,291

Max offer price $226,794

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-152	+0% $-243	+5% $-333	+10% $-424
Rent	-10% $-399	-5% $-321	+0% $-243	+5% $-164	+10% $-86
Rate	-1.0pp $-111	-0.5pp $-176	base $-243	+0.5pp $-311	+1.0pp $-380

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: $65,476
• Closing costs: $7,857
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	1d	1	0.12mi
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	1d	1	0.89mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,000	$0.95	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 Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	64d	1	1.13mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	10d	1	1.13mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$1,924	$1.03	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

• Financial info: List price $254,990

Exterior

• Parking: 1 covered/garage parking space (1 total parking)
• Home design: Litchfield plan
• Exterior features: Living area approximately 1,573

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Litchfield)New construction plan

Listing history 50 events

1. 2026-09-24
   days on market $239,990 Active 139 DOM
2. 2026-09-23
   days on market $239,990 Active 138 DOM
3. 2026-09-22
   days on market $239,990 Active 137 DOM
4. 2026-09-21
   days on market $239,990 Active 136 DOM
5. 2026-09-20
   days on market $239,990 Active 135 DOM
6. 2026-09-19
   days on market $239,990 Active 134 DOM
7. 2026-09-18
   days on market $239,990 Active 133 DOM
8. 2026-09-16
   days on market $239,990 Active 131 DOM
9. 2026-09-15
   days on market $239,990 Active 130 DOM
10. 2026-09-14
    days on market $239,990 Active 129 DOM
11. 2026-09-13
    days on market $239,990 Active 128 DOM
12. 2026-09-12
    days on market $239,990 Active 127 DOM
13. 2026-09-11
    days on market $239,990 Active 126 DOM
14. 2026-09-06
    pricedays on market $239,990 Active 120 DOM
15. 2026-09-04
    days on market $254,990 Active 119 DOM
16. 2026-09-03
    days on market $254,990 Active 118 DOM
17. 2026-08-31
    days on market $254,990 Active 115 DOM
18. 2026-08-30
    days on market $254,990 Active 114 DOM
19. 2026-08-29
    days on market $254,990 Active 113 DOM
20. 2026-08-28
    days on market $254,990 Active 112 DOM
21. 2026-08-27
    days on market $254,990 Active 111 DOM
22. 2026-08-25
    days on market $254,990 Active 109 DOM
23. 2026-08-24
    days on market $254,990 Active 108 DOM
24. 2026-08-23
    days on market $254,990 Active 107 DOM
25. 2026-08-22
    days on market $254,990 Active 106 DOM
26. 2026-08-21
    days on market $254,990 Active 105 DOM
27. 2026-08-20
    days on market $254,990 Active 104 DOM
28. 2026-08-19
    days on market $254,990 Active 103 DOM
29. 2026-08-18
    remarks 699-char remark
30. 2026-08-18
    days on market $254,990 Active 102 DOM
31. 2026-08-16
    days on market $254,990 Active 100 DOM
32. 2026-08-15
    days on market $254,990 Active 99 DOM
33. 2026-08-15
    days on market $254,990 Active 98 DOM
34. 2026-08-13
    days on market $254,990 Active 97 DOM
35. 2026-08-12
    days on market $254,990 Active 96 DOM
36. 2026-08-11
    days on market $254,990 Active 95 DOM
37. 2026-08-10
    days on market $254,990 Active 94 DOM
38. 2026-08-09
    days on market $254,990 Active 93 DOM
39. 2026-08-07
    days on market $254,990 Active 91 DOM
40. 2026-08-06
    days on market $254,990 Active 90 DOM
41. 2026-08-05
    days on market $254,990 Active 89 DOM
42. 2026-08-04
    days on market $254,990 Active 88 DOM
43. 2026-08-03
    days on market $254,990 Active 87 DOM
44. 2026-07-31
    days on market $254,990 Active 84 DOM
45. 2026-07-30
    days on market $254,990 Active 83 DOM
46. 2026-07-30
    days on market $254,990 Active 82 DOM
47. 2026-07-28
    days on market $254,990 Active 81 DOM
48. 2026-07-26
    days on market $254,990 Active 79 DOM
49. 2026-07-25
    days on market $254,990 Active 78 DOM
50. 2026-07-24
    days on market $254,990 Active 77 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

Taxation est. · year 1

• Rental income: $23,807
• − Mortgage interest: −$14,671
• − Property taxes: −$3,929
• − Insurance: −$1,310
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$7,619
• Taxable loss: −$7,530
• Est. tax savings @ 24.0%: +$1,807
• After-tax cash flow: $-1,105/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 · 12 photos

Good 85/100 None rehab

This modern townhouse is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior. Upgrades to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Resale Upgrading the kitchen backsplash — A modern backsplash can add value and appeal to potential buyers ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing and functional ↑

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

• Financial info: List price $254,990

Exterior

• Parking: 1 covered/garage parking space (1 total parking)
• Home design: Litchfield plan
• Exterior features: Living area approximately 1,573

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Litchfield)New construction plan