Teton Plan · Fountain Inn, SC 29644

$238,999

3 bd · 2.5 ba · 1,441 sqft · Townhouse · 212 Days on market

Excellent 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-story townhome showcases a modern open layout situated among the kitchen, family room and breakfast nook with attached patio, perfect for seamless indoor-outdoor activities. Perfectly nestled on the top floor are all three bedrooms to provide a restful retreat. Two secondary bedrooms are adjacent to a full-sized bathroom with convenient dual sinks for shared living, while on the opposite side is the serene owner's suite with an en-suite bathroom.

Key facts

• Onsite swimming pool
• Fine dining
• Cabana area

Tags

• ONSITE SWIMMING POOL
• CABANA AREA
• UPSCALE SHOPPING
• FINE DINING
• RECREATIONAL SITES

🏗️ New construction. The $238,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,363.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (22.2% below list).
• Recommended offer: $186k (22.2% 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; 39 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 32% 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 212 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,973 (22.2% 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 212 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $257,363
• List price: $238,999
• Delta: -7.14%
• 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
107 Holly Oak Ct Unit SLC 79 Teton A1E	0.23mi	3/2.5	1,441 (0%)	0mo	$238,999	$166	89
122 Foundation Way	0.66mi	3/2.5	1,480 (+3%)	1mo	$200,000	$135	64
137 Foundation Way	0.63mi	3/2.5	1,437 (-0%)	7mo	$215,000	$150	64
201 Keel Ln	0.38mi	3/2.5	1,616 (+12%)	3mo	$245,000	$152	59
215 Keel Ln	0.36mi	3/2.5	1,616 (+12%)	6mo	$246,500	$153	58
32 English Ct	0.70mi	2/2.5 (-1)	1,428 (-1%)	3mo	$193,500	$136	58
30 English Ct	0.70mi	3/2.5	1,428 (-1%)	10mo	$210,000	$147	57
101 Foundation Way	0.64mi	3/2.5	1,432 (-1%)	15mo	$215,000	$150	56
112 Addington Ln	0.37mi	3/2.5	1,620 (+12%)	8mo	$248,380	$153	56
108 Addington Ln	0.37mi	3/2.5	1,621 (+12%)	11mo	$230,000	$142	53
20 Starlake Rd	0.40mi	3/2.5	1,630 (+13%)	13mo	$245,000	$150	48
126 Keel Ln	0.40mi	3/2.5	1,655 (+15%)	11mo	$229,000	$138	48

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: -23.4%
• Equity multiple: 0.19×
• Total profit: $-58,436
• Equity at exit: $38,374

10-year hold

• IRR: -14.5%
• Equity multiple: 0.12×
• Total profit: $-63,672
• Equity at exit: $22,252

Cash invested: $72,062 (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: 10 active · 7 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $242,500 ($161/sqft)
• Median days on market: 64 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +11.1% above 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: 10.7×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$1,350
• Tax est. 1.5%: −$322 /mo · $3,860/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-309

Break-even live

Break-even rent $2,251

Max offer price $212,594

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-220	+0% $-309	+5% $-398	+10% $-487
Rent	-10% $-456	-5% $-383	+0% $-309	+5% $-236	+10% $-162
Rate	-1.0pp $-180	-0.5pp $-244	base $-309	+0.5pp $-376	+1.0pp $-444

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: $64,341
• Closing costs: $7,721
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 N Main St Fountain Inn, SC	2.0	2.0	1100	$1,245	$1.13	164d	1	0.34mi
1216 N Main St Fountain Inn, SC	2.0	2.0	1100	$1,249	$1.14	144d	1	0.34mi
1216 N Main St Apt 5B Fountain Inn, SC	2.0	2.5	1100	$1,249	$1.14	28d	1	0.34mi
1216 N Main St Fountain Inn, SC	2.0	2.0	1100	$1,249	$1.14	23d	1	0.34mi
1216 N Main St Unit B8 Fountain Inn, SC	2.0	2.5	1100	$1,249	$1.14	144d	1	0.34mi
213 Keel Ln Simpsonville, SC	3.0	2.5	1600	$1,795	$1.12	10d	1	0.35mi
104 Keel Ln Unit 1 Fountain Inn, SC	3.0	3.0	1310	$1,660	$1.27	164d	1	0.38mi
124 Keel Ln Simpsonville, SC	3.0	2.5	1587	$1,750	$1.10	133d	1	0.39mi
112 Keel Ln Simpsonville, SC	3.0	2.5	1666	$2,250	$1.35	10d	1	0.41mi
106 Keel Ln Unit 1 Simpsonville, SC	3.0	3.0	1310	$1,675	$1.28	10d	1	0.43mi
105 Cobden Ct Simpsonville, SC	3.0	2.5	1600	$1,995	$1.25	164d	1	0.46mi
124 Foundation Way Simpsonville, SC	2.0	2.0	1400	$1,575	$1.12	55d	1	0.64mi
8 Willomere Way Simpsonville, SC	3.0	2.5	1576	$1,699	$1.08	164d	1	0.74mi
111 Roundtree Dr Simpsonville, SC	3.0	2.5	1575	$1,695	$1.08	152d	1	0.78mi
123 Roundtree Dr Simpsonville, SC	3.0	2.5	1567	$1,850	$1.18	118d	1	0.80mi
46 Willomere Way Unit 1 Simpsonville, SC	3.0	2.5	1567	$1,750	$1.12	10d	1	0.80mi
131 Lilywood Ct Unit 1 Simpsonville, SC	3.0	2.5	1589	$1,800	$1.13	125d	1	0.86mi
324 Norbury St Simpsonville, SC	2.0–3.0	2.5	1618	$2,013	$1.24	2d	10	0.92mi
209 Gibby Ln Simpsonville, SC	3.0	2.0	1300	$1,850	$1.42	55d	1	0.99mi
113 Garfield Ln Simpsonville, SC	3.0	2.0	1360	$1,775	$1.31	155d	1	1.08mi
1501 Howard Dr Fountain Inn, SC	3.0	1.0	994	$1,295	$1.30	36d	1	1.09mi
511 Baycraft Ln Simpsonville, SC	3.0	2.5	1875	$2,100	$1.12	10d	1	1.11mi
108 Garfield Ln Simpsonville, SC	3.0	2.5	1696	$3,200	$1.89	10d	1	1.14mi
116 Aspen Valley Trl Fountain Inn, SC	3.0	2.5	1422	$1,824	$1.28	0d	10	1.18mi
508 Goldsmith Rd Simpsonville, SC	3.0	2.0	1120	$1,600	$1.43	10d	1	1.21mi
613 Goldburn Way Simpsonville, SC	3.0	2.5	1854	$2,031	$1.10	108d	1	1.24mi
212 Ashborne Ln Simpsonville, SC	3.0	2.5	1854	$1,801	$0.97	10d	1	1.25mi
115 Crossview Dr Simpsonville, SC	3.0	2.0	1500	$1,950	$1.30	31d	1	1.29mi
115 Crossview Dr Simpsonville, SC	3.0	2.0	1500	$1,950	$1.30	38d	1	1.29mi
312 Ashborne Ln Simpsonville, SC	3.0	2.5	1854	$1,750	$0.94	0d	1	1.31mi
705 Ridgemoor Trl Simpsonville, SC	3.0	2.0	1854	$1,875	$1.01	2d	1	1.31mi
109 Crossview Dr Simpsonville, SC	3.0	2.0	1431	$1,806	$1.26	125d	1	1.32mi
702 Ridgemoor Trl Simpsonville, SC	3.0	2.0	1854	$2,035	$1.10	2d	1	1.34mi
204 Chickamauga Ln Simpsonville, SC	3.0	2.0	1364	$1,649	$1.21	36d	1	1.38mi
206 Manassas Dr Simpsonville, SC	3.0	2.5	1568	$1,849	$1.18	164d	1	1.44mi
206 Manassas Dr Simpsonville, SC	3.0	2.5	1568	$1,825	$1.16	118d	1	1.44mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	108d	1	1.46mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	10d	1	1.46mi
731 Liberty Walk Ln Simpsonville, SC	4.0	2.5	1747	$1,895	$1.08	118d	1	1.48mi

Property features AI

Finance

• Financial info: List price $238,999

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Teton plan (new construction)
• Exterior features: Living area of 1441

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area

Listing history 50 events

1. 2026-11-08
   days on market $238,999 Active 212 DOM
2. 2026-11-07
   days on market $238,999 Active 211 DOM
3. 2026-11-06
   days on market $238,999 Active 210 DOM
4. 2026-11-05
   days on market $238,999 Active 209 DOM
5. 2026-11-04
   days on market $238,999 Active 208 DOM
6. 2026-11-02
   days on market $238,999 Active 206 DOM
7. 2026-11-01
   days on market $238,999 Active 205 DOM
8. 2026-10-31
   days on market $238,999 Active 204 DOM
9. 2026-10-30
   days on market $238,999 Active 203 DOM
10. 2026-10-29
    days on market $238,999 Active 202 DOM
11. 2026-10-28
    days on market $238,999 Active 201 DOM
12. 2026-10-27
    days on market $238,999 Active 200 DOM
13. 2026-10-26
    days on market $238,999 Active 199 DOM
14. 2026-10-25
    days on market $238,999 Active 198 DOM
15. 2026-10-24
    days on market $238,999 Active 197 DOM
16. 2026-10-23
    days on market $238,999 Active 196 DOM
17. 2026-10-22
    days on market $238,999 Active 195 DOM
18. 2026-10-21
    days on market $238,999 Active 194 DOM
19. 2026-10-20
    days on market $238,999 Active 193 DOM
20. 2026-10-19
    days on market $238,999 Active 192 DOM
21. 2026-10-18
    days on market $238,999 Active 191 DOM
22. 2026-10-17
    days on market $238,999 Active 190 DOM
23. 2026-10-16
    days on market $238,999 Active 189 DOM
24. 2026-10-15
    days on market $238,999 Active 188 DOM
25. 2026-10-14
    days on market $238,999 Active 187 DOM
26. 2026-10-13
    days on market $238,999 Active 186 DOM
27. 2026-10-12
    days on market $238,999 Active 185 DOM
28. 2026-10-11
    days on market $238,999 Active 184 DOM
29. 2026-10-10
    days on market $238,999 Active 183 DOM
30. 2026-10-09
    days on market $238,999 Active 182 DOM
31. 2026-10-08
    days on market $238,999 Active 181 DOM
32. 2026-10-07
    days on market $238,999 Active 180 DOM
33. 2026-10-06
    days on market $238,999 Active 179 DOM
34. 2026-10-05
    days on market $238,999 Active 178 DOM
35. 2026-10-04
    days on market $238,999 Active 177 DOM
36. 2026-10-04
    days on market $238,999 Active 176 DOM
37. 2026-10-02
    days on market $238,999 Active 175 DOM
38. 2026-10-01
    days on market $238,999 Active 174 DOM
39. 2026-09-30
    days on market $238,999 Active 173 DOM
40. 2026-09-29
    days on market $238,999 Active 172 DOM
41. 2026-09-27
    days on market $238,999 Active 170 DOM
42. 2026-09-25
    days on market $238,999 Active 168 DOM
43. 2026-09-24
    days on market $238,999 Active 167 DOM
44. 2026-09-23
    days on market $238,999 Active 166 DOM
45. 2026-09-22
    days on market $238,999 Active 165 DOM
46. 2026-09-21
    days on market $238,999 Active 164 DOM
47. 2026-09-20
    days on market $238,999 Active 163 DOM
48. 2026-09-19
    days on market $238,999 Active 162 DOM
49. 2026-09-18
    days on market $238,999 Active 161 DOM
50. 2026-09-16
    days on market $238,999 Active 159 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: $22,317
• − Mortgage interest: −$14,416
• − Property taxes: −$3,860
• − Insurance: −$1,287
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$7,487
• Taxable loss: −$8,304
• Est. tax savings @ 24.0%: +$1,993
• After-tax cash flow: $-1,720/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

Excellent 100/100 None rehab

This modern two-story townhome is in excellent condition with no visible repairs or maintenance needed. It offers a perfect blend of style and functionality, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

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

• Financial info: List price $238,999

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Teton plan (new construction)
• Exterior features: Living area of 1441

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area