The Rainey Plan · Fountain Inn, SC 29644

$289,900

3 bd · 2.5 ba · 1,890 sqft · SingleFamily · 111 Days on market

Good condition Garage

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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 +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Rainey Plan, a beautifully designed two-story single-family home that embodies modern living with a touch of elegance. As you step through the garage, you are welcomed into a spacious mudroom, thoughtfully equipped with an option for a bench and cubbies. This feature is perfect for maintaining organization and minimizing clutter, making it an ideal entry point for busy families. The heart of the home unfolds into an open-concept layout that seamlessly integrates the kitchen, breakfast area, and family room, creating a warm and inviting atmosphere perfect for entertaining friends or enjoying family gatherings.

Key facts

• Pantry
• Dual sinks
• Spacious mudroom

Tags

• SPACIOUS MUDROOM
• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• PANTRY
• 5-FOOT SHOWER
• DUAL SINKS

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,095.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (26.8% below list).
• Recommended offer: $212k (26.8% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 791 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 36% 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.
• 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 111 days — a 9% lower offer ($264k) 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 $212,198 (26.8% 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 111 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.96%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $317,095
• List price: $289,900
• Delta: -8.58%
• 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
119 Beechcroft Pl	0.54mi	3/2.5	1,828 (-3%)	1mo	$329,705	$180	68
111 Leacock Dr	0.61mi	3/2.5	1,768 (-6%)	0mo	$299,460	$169	61
125 Cranford Rd	0.57mi	3/2.5	1,749 (-8%)	1mo	$294,900	$169	60
145 Cranford Rd	0.65mi	4/2.5 (+1)	1,927 (+2%)	1mo	$298,900	$155	60
160 Cranford Rd	0.67mi	4/2.5 (+1)	1,927 (+2%)	1mo	$294,900	$153	60
168 Cranford Rd	0.70mi	4/2.5 (+1)	1,927 (+2%)	2mo	$299,900	$156	58
127 Beechcroft Pl	0.56mi	3/2.0	2,100 (+11%)	1mo	$364,534	$174	52
159 Cranford Rd	0.71mi	3/2.5	1,749 (-8%)	3mo	$292,900	$167	52
140 Beechcroft Pl	0.62mi	3/2.0	2,100 (+11%)	1mo	$357,719	$170	50
302 Roocroft Ct Unit 302 Roocroft Court	0.70mi	4/2.0 (+1)	1,764 (-7%)	3mo	$317,000	$180	47
114 Pretoria Dr	0.60mi	3/2.0	1,618 (-14%)	2mo	$306,900	$190	44
129 Pretoria Dr	0.66mi	4/2.5 (+1)	2,164 (+14%)	3mo	$322,900	$149	38

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: -26.7%
• Equity multiple: 0.09×
• Total profit: $-80,792
• Equity at exit: $47,280

10-year hold

• IRR: -19.5%
• Equity multiple: -0.11×
• Total profit: $-98,227
• Equity at exit: $27,417

Cash invested: $88,787 (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: 64 active · 71 under contract
• Months of supply: 5.9 mo (17%/mo absorbed)
• Median asking: $309,990 ($159/sqft)
• Median days on market: 77 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +5.5% 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: 11.4×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,663
• Tax est. 1.5%: −$396 /mo · $4,756/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-515

Break-even live

Break-even rent $2,774

Max offer price $242,573

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-405	+0% $-515	+5% $-625	+10% $-734
Rent	-10% $-683	-5% $-599	+0% $-515	+5% $-431	+10% $-347
Rate	-1.0pp $-355	-0.5pp $-434	base $-515	+0.5pp $-597	+1.0pp $-681

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: $79,274
• Closing costs: $9,513
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Roocroft Ct Fountain Inn, SC	4.0	2.5	2200	$2,200	$1.00	51d	1	0.49mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	164d	1	0.49mi
119 Cranford Rd Fountain Inn, SC	4.0	3.0	2174	$2,495	$1.15	160d	1	0.54mi
13 Torwood St Fountain Inn, SC	4.0	3.0	2450	$2,300	$0.94	2d	1	0.58mi
153 Cranford Rd Fountain Inn, SC	4.0	2.5	2174	$2,100	$0.97	38d	1	0.67mi
322 Ridgelea St Fountain Inn, SC	3.0	2.5	2311	$2,195	$0.95	10d	1	0.79mi
2 Rockshire Trl Unit 1 Fountain Inn, SC	3.0	2.5	1597	$1,775	$1.11	108d	1	0.82mi
2 Rockshire Trl Fountain Inn, SC	3.0	2.5	1597	$1,650	$1.03	10d	1	0.82mi
508 Round Rock Way Fountain Inn, SC	3.0	2.5	1616	$1,700	$1.05	31d	1	0.83mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,049	$1.18	133d	1	0.98mi
200 Rivers Edge Cir Simpsonville, SC	3.0	2.5	2100	$1,695	$0.81	37d	1	1.14mi
509 Arabelle WAY Simpsonville, SC	3.0	2.5	1470	$1,645	$1.12	55d	1	1.16mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,050	$0.97	0d	7	1.49mi

Property features AI

Finance

• Financial info: List price $294,900

Exterior

• Parking: 2 covered garage spaces (total 2 parking spaces)
• Home design: New construction planLocated in Fountain Inn, SC
• Exterior features: Living area approximately 1,890

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan name: The Rainey

Listing history 50 events

1. 2026-11-08
   days on market $289,900 Active 111 DOM
2. 2026-11-07
   days on market $289,900 Active 110 DOM
3. 2026-11-06
   days on market $289,900 Active 109 DOM
4. 2026-11-05
   days on market $289,900 Active 108 DOM
5. 2026-11-04
   days on market $289,900 Active 107 DOM
6. 2026-11-02
   days on market $289,900 Active 105 DOM
7. 2026-11-01
   days on market $289,900 Active 104 DOM
8. 2026-10-31
   days on market $289,900 Active 103 DOM
9. 2026-10-30
   pricedays on market $289,900 Active 102 DOM
10. 2026-10-29
    days on market $294,900 Active 101 DOM
11. 2026-10-28
    days on market $294,900 Active 100 DOM
12. 2026-10-27
    days on market $294,900 Active 99 DOM
13. 2026-10-26
    days on market $294,900 Active 98 DOM
14. 2026-10-25
    days on market $294,900 Active 97 DOM
15. 2026-10-24
    days on market $294,900 Active 96 DOM
16. 2026-10-23
    days on market $294,900 Active 95 DOM
17. 2026-10-22
    days on market $294,900 Active 94 DOM
18. 2026-10-21
    days on market $294,900 Active 93 DOM
19. 2026-10-20
    days on market $294,900 Active 92 DOM
20. 2026-10-19
    days on market $294,900 Active 91 DOM
21. 2026-10-18
    days on market $294,900 Active 90 DOM
22. 2026-10-17
    days on market $294,900 Active 89 DOM
23. 2026-10-16
    days on market $294,900 Active 88 DOM
24. 2026-09-27
    days on market $294,900 Active 87 DOM
25. 2026-09-25
    days on market $294,900 Active 85 DOM
26. 2026-09-24
    days on market $294,900 Active 84 DOM
27. 2026-09-23
    days on market $294,900 Active 83 DOM
28. 2026-09-22
    days on market $294,900 Active 82 DOM
29. 2026-09-21
    days on market $294,900 Active 81 DOM
30. 2026-09-20
    days on market $294,900 Active 80 DOM
31. 2026-09-19
    days on market $294,900 Active 79 DOM
32. 2026-09-18
    days on market $294,900 Active 78 DOM
33. 2026-09-16
    days on market $294,900 Active 76 DOM
34. 2026-09-15
    days on market $294,900 Active 75 DOM
35. 2026-09-14
    days on market $294,900 Active 74 DOM
36. 2026-09-13
    days on market $294,900 Active 73 DOM
37. 2026-09-12
    days on market $294,900 Active 72 DOM
38. 2026-09-11
    days on market $294,900 Active 71 DOM
39. 2026-09-06
    days on market $294,900 Active 65 DOM
40. 2026-09-04
    days on market $294,900 Active 64 DOM
41. 2026-09-03
    days on market $294,900 Active 63 DOM
42. 2026-08-31
    days on market $294,900 Active 60 DOM
43. 2026-08-30
    days on market $294,900 Active 59 DOM
44. 2026-08-29
    days on market $294,900 Active 58 DOM
45. 2026-08-28
    days on market $294,900 Active 57 DOM
46. 2026-08-27
    days on market $294,900 Active 56 DOM
47. 2026-08-25
    days on market $294,900 Active 54 DOM
48. 2026-08-24
    days on market $294,900 Active 53 DOM
49. 2026-08-23
    days on market $294,900 Active 52 DOM
50. 2026-08-22
    days on market $294,900 Active 51 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 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: $25,464
• − Mortgage interest: −$17,762
• − Property taxes: −$4,756
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$9,225
• Taxable loss: −$11,939
• Est. tax savings @ 24.0%: +$2,865
• After-tax cash flow: $-3,315/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 is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with a large kitchen, open-concept living areas, and a primary bedroom with an ensuite bathroom. The property is move-in ready and would benefit from minor updates to further enhance its value.

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 ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

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 $294,900

Exterior

• Parking: 2 covered garage spaces (total 2 parking spaces)
• Home design: New construction planLocated in Fountain Inn, SC
• Exterior features: Living area approximately 1,890

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan name: The Rainey