513 Rumson Ln · Fountain Inn, SC 29644

$400,292

4 bd · 3.0 ba · 2,917 sqft · SingleFamily · 10 Days on market

Built 2026 Poor condition Est $446k · 10% under

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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 +12.1/15.0
• Cash flow +10.2/30.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at the Kershaw at Hamptons, a condo neighborhood with a pickleball court, playground, and green spaces, minutes from shopping and dining. This Kershaw spans two floors across roughly 2,900 square feet, with an open main level where the kitchen island connects directly to the family room. A guest bedroom on the main level sits near a full bath, giving visitors their own space without going upstairs. The covered patio extends the main level outward, adding room for evenings outside when the weather cooperates. Upstairs, the primary suite includes a walk-in closet and a private bath, while two additional bedrooms, each with walk-in closets, share a full bath nearby. A two-car garag

Key facts

• Central island
• Walk in closet
• En suite bath

Tags

• OPEN CONCEPT LAYOUT
• CENTRAL ISLAND
• WALK IN CLOSET
• EN SUITE BATH
• VERSATILE LOFT
• ACCESS TO NEARBY PARKS

Property features AI

Finance

• Financial info: List price $400,292

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: Single-family residence (The Kershaw plan)
• Exterior features: Living area of 2917

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (The Kershaw plan); Active listing

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (19.6% below list).
• Recommended offer: $322k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Fountain Inn — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 482 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $3,219/mo this rent would consume 55% of the median local household income ($70k/yr) (locally 475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $321,859 (19.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $446,301
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Hollybank St	0.73mi	5/4.0 (+1)	2,995 (+3%)	2mo	$432,900	$145	51
609 Hollybank St	0.72mi	5/4.0 (+1)	2,995 (+3%)	3mo	$400,000	$134	50
621 Hollybank St	0.74mi	5/3.0 (+1)	2,742 (-6%)	0mo	$425,000	$155	50
6 Shallow Creek Ct	0.43mi	4/2.5	2,583 (-12%)	12mo	$565,000	$219	49
344 Hazelcroft Dr	0.71mi	5/4.0 (+1)	2,937 (+1%)	16mo	$429,900	$146	44
344 Hazelcroft Dr	0.71mi	5/4.0 (+1)	2,995 (+3%)	16mo	$429,900	$144	40
401 Hazelcroft Dr	0.73mi	5/3.0 (+1)	2,742 (-6%)	24mo	$418,900	$153	31
340 Hazelcroft Dr	0.70mi	5/3.0 (+1)	2,674 (-8%)	22mo	$408,000	$153	31

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: -18.5%
• Equity multiple: 0.34×
• Total profit: $-73,963
• Equity at exit: $59,685

10-year hold

• IRR: -8.1%
• Equity multiple: 0.46×
• Total profit: $-60,962
• Equity at exit: $34,610

Cash invested: $112,082 (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 →

ZIP-level market 29644

• Home prices YoY: -28.6%
• Rents YoY: 4.5%
• Active inventory: 482
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,219 medium
• Mortgage (P&I): −$2,099
• Tax est. 1.5%: −$500 /mo · $6,004/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-224

Break-even live

Break-even rent $3,502

Max offer price $367,931

Occupancy floor —

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: $100,073
• Closing costs: $12,009
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	19d	1	0.60mi
404 Blue Sage Pl Simpsonville, SC	4.0	2.0	1950	$6,000	$3.08	23d	1	1.38mi

Listing history 9 events

1. 2026-06-18
   days on market $400,292 Active 10 DOM
2. 2026-06-17
   days on market $400,292 Active 9 DOM
3. 2026-06-16
   days on market $400,292 Active 8 DOM
4. 2026-06-15
   days on market $400,292 Active 7 DOM
5. 2026-06-13
   days on market $400,292 Active 5 DOM
6. 2026-06-13
   days on market $400,292 Active 4 DOM
7. 2026-06-10
   days on market $400,292 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $400,292 Active 1 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 4/10 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: $38,623
• − Mortgage interest: −$22,423
• − Property taxes: −$6,004
• − Insurance: −$2,001
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − Depreciation: −$11,645
• Taxable loss: −$9,630
• Est. tax savings @ 24.0%: +$2,311
• After-tax cash flow: $-373/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, exterior siding repair and painting, HVAC replacement, and landscaping improvements. Significant value can be added through these updates, both for resale and rental purposes.

Repairs flagged

• Major roof — Significant wear and potential leakage.
• Major exterior siding — Visible cracks and discoloration.
• Major flooring — Old and worn, with visible damage and discoloration.
• Major interior walls/paint — Peeling paint and significant discoloration.
• Major HVAC condensers — Old and possibly in need of maintenance or replacement.
• Major landscaping — Overgrown and in need of trimming and maintenance. No visible curb appeal features.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding repair and painting — Repairing and repainting the exterior siding would improve the home's curb appeal and value.
• Resale HVAC replacement — A new HVAC system would improve comfort and energy efficiency, enhancing the home's value.
• Resale landscaping and curb appeal improvements — A well-maintained and landscaped exterior would significantly enhance the home's curb appeal and value.
• Resale interior painting and flooring repair — Repainting and repairing the interior would improve the home's appearance and value.
• Rental landscaping and curb appeal improvements — A well-maintained and landscaped exterior would significantly enhance the home's curb appeal and rental value.
• Rental HVAC replacement — A new HVAC system would improve comfort and energy efficiency, enhancing the home's rental value.
• Rental interior painting and flooring repair — Repainting and repairing the interior would improve the home's appearance and rental value.
• Rental landscaping and curb appeal improvements — A well-maintained and landscaped exterior would significantly enhance the home's curb appeal and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and potential leakage.	Major	$15,000–50,000
exterior siding · Visible cracks and discoloration.	Major	$15,000–50,000
flooring · Old and worn, with visible damage and discoloration.	Major	$15,000–50,000
interior walls/paint · Peeling paint and significant discoloration.	Major	$15,000–50,000
HVAC condensers · Old and possibly in need of maintenance or replacement.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming and maintenance. No visible curb appeal features.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding repair and painting — Repairing and repainting the exterior siding would improve the home's curb appeal and value. ↑
• Resale HVAC replacement — A new HVAC system would improve comfort and energy efficiency, enhancing the home's value. ↑
• Resale landscaping and curb appeal improvements — A well-maintained and landscaped exterior would significantly enhance the home's curb appeal and value. ↑
• Resale interior painting and flooring repair — Repainting and repairing the interior would improve the home's appearance and value. ↑
• Rental landscaping and curb appeal improvements — A well-maintained and landscaped exterior would significantly enhance the home's curb appeal and rental value. ↑
• Rental HVAC replacement — A new HVAC system would improve comfort and energy efficiency, enhancing the home's rental value. ↑
• Rental interior painting and flooring repair — Repainting and repairing the interior would improve the home's appearance and rental value. ↑
• Rental landscaping and curb appeal improvements — A well-maintained and landscaped exterior would significantly enhance the home's curb appeal and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 573,815 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: 475.0

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%

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 · 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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B