102 Quinn Ln · Fountain Inn, SC 29644

$312,630

3 bd · 2.5 ba · 1,890 sqft · SingleFamily · 74 Days on market

Built 2026 Good condition 5,662 sqft lot 2-car garage $165/sqft · at area comps Est $315k · at est. $33/mo HOA · 2% of rent

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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 +7.9/15.0
• Cash flow +5.9/30.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +1.4/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Rainey at Hamptons, an ideal blend of modern living, small-town charm, and convenient access to dining and shopping. This move-in ready Rainey spreads 1,890 square feet across two floors, with three bedrooms, two full baths, a powder room, and a two-car garage. The kitchen opens to the breakfast area and family room in one connected sweep, white shaker cabinets and Manhattan Gray quartz countertops framing a large island that handles both meal prep and casual meals. GE stainless appliances, including a gas range and refrigerator, keep the kitchen practical, while LED lights hold the space bright from morning through dinner. A fireplace gives the family room a warm center point, and the covered patio just off the main level pulls gatherings outside when the weather cooperates. Upstairs, the primary suite sits under a tray ceiling with dual sinks, a five-foot walk-in shower, and a walk-in closet. Two additional bedrooms and a full bath complete the second floor. On a busy weeknight, the island holds prep on one side and plates on the other while the family room stays connected to every bit of it. This home features: A mudroom entry keeps gear organized from the start. Whole house blinds are already in place throughout. The garage door opener with remote is included. A patio adds a second outdoor option alongside the covered patio. See what sets this home apart. Schedule a private showing and imagine life here.

Key facts

• Pickleball courts
• Spacious mudroom
• Oversized lot

Tags

• OVERSIZED LOT
• SPACIOUS MUDROOM
• OPEN-CONCEPT MAIN LEVEL
• PICKLEBALL COURTS
• PLAYGROUND
• EASY ACCESS TO LOCAL SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $313k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-609 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (35.8% below list).
• Recommended offer: $201k (35.8% 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: Bryson Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 911 students, 70% FRL) — zoned schools average 70% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 791 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $9k 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 74 days — a 6% lower offer ($294k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $327.32M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $200,553 (35.8% 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 74 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 13.0

CMA / ARV

• ARV (median comp): $315,180
• List price: $312,630
• Delta: -0.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 S Creek St Unit BWD 31 Crane VE B1 L	0.00mi	4/2.5 (+1)	1,955 (+3%)	0mo	$285,000	$146	89
200 N Old Laurens Rd	0.78mi	3/2.0	1,864 (-1%)	1mo	$313,407	$168	60
30 Donemere Way	0.72mi	3/2.0	2,049 (+8%)	2mo	$396,000	$193	48
25 Donemere Way	0.70mi	3/2.5	1,679 (-11%)	3mo	$325,000	$194	46
19 Fennec Dr	1.07mi	3/2.5	2,052 (+9%)	8mo	$299,900	$146	44
503 S Main St	0.57mi	3/2.0	1,620 (-14%)	6mo	$441,000	$272	42
263 Inn Cir	0.86mi	3/2.0	1,624 (-14%)	18mo	$399,000	$246	25
204 Inn Cir	1.01mi	3/2.0	1,600 (-15%)	22mo	$389,900	$244	20

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: -29.3%
• Equity multiple: 0.01×
• Total profit: $-86,230
• Equity at exit: $46,614

10-year hold

• IRR: -24.0%
• Equity multiple: -0.27×
• Total profit: $-111,388
• Equity at exit: $27,031

Cash invested: $87,536 (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 · 8 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $322,950 ($168/sqft)
• Median days on market: 95 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -0.7% 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: 791
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,639
• Tax est. 1.5%: −$391 /mo · $4,689/yr
• Insurance: −$130
• HOA: −$33
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-609

Break-even live

Break-even rent $2,777

Max offer price $224,485

Occupancy floor —

Sensitivity live

Price	-10% $-393	-5% $-501	+0% $-609	+5% $-717	+10% $-825
Rent	-10% $-768	-5% $-688	+0% $-609	+5% $-530	+10% $-451
Rate	-1.0pp $-452	-0.5pp $-530	base $-609	+0.5pp $-690	+1.0pp $-773

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: $78,158
• Closing costs: $9,379
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Fernhill Ln Fountain Inn, SC	3.0	3.0	1983	$1,850	$0.93	118d	1	0.14mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$1,924	$1.03	0d	9	0.21mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,050	$0.97	0d	7	0.49mi
201 Chapman Rd Fountain Inn, SC	2.0–3.0	2.0	1236	$1,074	$0.87	0d	1	1.01mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	133d	1	1.02mi
508 Round Rock Way Fountain Inn, SC	3.0	2.5	1616	$1,700	$1.05	31d	1	1.25mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,195	$0.95	10d	1	1.30mi
116 Aspen Valley Trl Fountain Inn, SC	3.0	2.5	1422	$1,824	$1.28	0d	10	1.39mi
725 Fountainbrook Ln Fountain Inn, SC	3.0	2.0	2131	$1,875	$0.88	41d	1	1.45mi
743 Fountainbrook Ln Fountain Inn, SC	3.0	2.5	1796	$1,995	$1.11	10d	1	1.49mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA includes recreation facilities, by-laws, and other items (see remarks)Community amenities include common areas, playground, and some sidewalks

Exterior

• Parking: Attached 2-car garagePaved concrete driveway
• Utilities: Public waterPublic sewerGas water heaterGarbage pickup (private)
• Home design: Two-story single-family homeNew construction (approx. 2026) — never lived inBuilt by Stanley Martin HomesSlab foundation
• Construction: Vinyl siding exteriorArchitectural roofSlab foundationBuilt approximately 2026
• Exterior features: PatioLevel lot with some treesModel: Rainey

Interior

• Kitchen: Cooktop (gas)Built-in microwaveDishwasherRefrigeratorKitchen approx. 16 x 11Walk-in pantryQuartz countertops
• Bedrooms: Primary bedroom with double sinks, full bath, and walk-in closet (primary on main level)Primary bedroom approx. 14 x 11Second bedroom approx. 10 x 11Third bedroom approx. 12 x 10Additional rooms: loft, office/study
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half-bath
• Heating & cooling: Natural gas heatingCentral electric forced-air cooling
• Interior features: Cable available9-foot (or higher) smooth ceilingsOpen floor planWalk-in closetsQuartz countertopsWalk-in pantryOne fireplace (none currently installed)
• Laundry & utility: Laundry on first floor with walk-in space

HOA detail $33/mo · $396/yr

• Likely covers: gas

Listing history 50 events

1. 2026-11-08
   days on market $312,630 Active 74 DOM
2. 2026-11-07
   days on market $312,630 Active 73 DOM
3. 2026-11-06
   days on market $312,630 Active 72 DOM
4. 2026-11-05
   days on market $312,630 Active 71 DOM
5. 2026-11-04
   days on market $312,630 Active 70 DOM
6. 2026-11-02
   days on market $312,630 Active 68 DOM
7. 2026-11-01
   days on market $312,630 Active 67 DOM
8. 2026-11-01
   price $312,630 Active 66 DOM
9. 2026-10-31
   days on market $317,630 Active 66 DOM
10. 2026-10-30
    days on market $317,630 Active 65 DOM
11. 2026-10-29
    days on market $317,630 Active 64 DOM
12. 2026-10-28
    days on market $317,630 Active 63 DOM
13. 2026-10-27
    days on market $317,630 Active 62 DOM
14. 2026-10-26
    days on market $317,630 Active 61 DOM
15. 2026-10-25
    days on market $317,630 Active 60 DOM
16. 2026-10-24
    days on market $317,630 Active 59 DOM
17. 2026-10-23
    days on market $317,630 Active 58 DOM
18. 2026-10-22
    days on market $317,630 Active 57 DOM
19. 2026-10-21
    days on market $317,630 Active 56 DOM
20. 2026-10-20
    days on market $317,630 Active 55 DOM
21. 2026-10-19
    days on market $317,630 Active 54 DOM
22. 2026-10-18
    days on market $317,630 Active 53 DOM
23. 2026-10-17
    days on market $317,630 Active 52 DOM
24. 2026-10-16
    price $317,630 Active 51 DOM
25. 2026-10-16
    days on market $327,630 Active 51 DOM
26. 2026-10-15
    days on market $327,630 Active 50 DOM
27. 2026-10-14
    days on market $327,630 Active 49 DOM
28. 2026-10-13
    days on market $327,630 Active 48 DOM
29. 2026-10-12
    days on market $327,630 Active 47 DOM
30. 2026-10-11
    days on market $327,630 Active 46 DOM
31. 2026-10-10
    days on market $327,630 Active 45 DOM
32. 2026-10-09
    days on market $327,630 Active 44 DOM
33. 2026-10-08
    days on market $327,630 Active 43 DOM
34. 2026-10-07
    days on market $327,630 Active 42 DOM
35. 2026-10-06
    days on market $327,630 Active 41 DOM
36. 2026-10-05
    days on market $327,630 Active 40 DOM
37. 2026-10-04
    days on market $327,630 Active 39 DOM
38. 2026-10-04
    days on market $327,630 Active 38 DOM
39. 2026-10-02
    days on market $327,630 Active 37 DOM
40. 2026-10-01
    days on market $327,630 Active 36 DOM
41. 2026-09-30
    days on market $327,630 Active 35 DOM
42. 2026-09-29
    days on market $327,630 Active 34 DOM
43. 2026-09-28
    days on market $327,630 Active 33 DOM
44. 2026-09-27
    days on market $327,630 Active 32 DOM
45. 2026-09-25
    days on market $327,630 Active 30 DOM
46. 2026-09-24
    days on market $327,630 Active 29 DOM
47. 2026-09-23
    days on market $327,630 Active 28 DOM
48. 2026-09-22
    days on market $327,630 Active 27 DOM
49. 2026-09-21
    days on market $327,630 Active 26 DOM
50. 2026-09-20
    days on market $327,630 Active 25 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: $24,066
• − Mortgage interest: −$17,512
• − Property taxes: −$4,689
• − Insurance: −$1,563
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$396
• − Depreciation: −$9,095
• Taxable loss: −$13,040
• Est. tax savings @ 24.0%: +$3,130
• After-tax cash flow: $-4,180/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 80/100 None rehab

This two-story single-family home in Fountain Inn, SC is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious open-concept main area and a luxurious primary bedroom. The property is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Add a smart home system — A smart home system can increase property value and attract tech-savvy buyers. ↑
• Both Install smart thermostat — A smart thermostat can improve energy efficiency and attract buyers looking for eco-friendly features. ↑

F Composite school gradezoned avg 40/100

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 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

• 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

• HOA & community: Homeowners association presentHOA includes recreation facilities, by-laws, and other items (see remarks)Community amenities include common areas, playground, and some sidewalks

Exterior

• Parking: Attached 2-car garagePaved concrete driveway
• Utilities: Public waterPublic sewerGas water heaterGarbage pickup (private)
• Home design: Two-story single-family homeNew construction (approx. 2026) — never lived inBuilt by Stanley Martin HomesSlab foundation
• Construction: Vinyl siding exteriorArchitectural roofSlab foundationBuilt approximately 2026
• Exterior features: PatioLevel lot with some treesModel: Rainey

Interior

• Kitchen: Cooktop (gas)Built-in microwaveDishwasherRefrigeratorKitchen approx. 16 x 11Walk-in pantryQuartz countertops
• Bedrooms: Primary bedroom with double sinks, full bath, and walk-in closet (primary on main level)Primary bedroom approx. 14 x 11Second bedroom approx. 10 x 11Third bedroom approx. 12 x 10Additional rooms: loft, office/study
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half-bath
• Heating & cooling: Natural gas heatingCentral electric forced-air cooling
• Interior features: Cable available9-foot (or higher) smooth ceilingsOpen floor planWalk-in closetsQuartz countertopsWalk-in pantryOne fireplace (none currently installed)
• Laundry & utility: Laundry on first floor with walk-in space

Price history

+0.0% since first listed

5 events — show timeline

• 2026-08-27 Price Changed $327,630 Greater Greenville MLS
• 2026-08-26 Listed $327,630,000 Greater Greenville MLS
• 2026-07-27 Relisted — Zillow
• 2026-07-27 Delisted — Zillow
• 2026-04-23 Listed $327,630 Zillow