BELHAVEN Plan · Fountain Inn, SC 29644

$303,990

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 393 Days on market

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Inviting foyer
• Large countertops
• Open concept living

Tags

• OPEN CONCEPT LIVING
• INVITING FOYER
• GOURMET KITCHEN
• LARGE COUNTERTOPS
• FLEX SPACE
• PRIMARY SUITE

Property features AI

Finance

• Financial info: List price $303,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: BELHAVEN plan (new construction plan); Located in Fountain Inn, SC

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Living area approximately 1991

🏗️ New construction. The $303,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,551.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $304k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (15.0% below list).
• Recommended offer: $258k (15.0% 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); 484 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 44% 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 393 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,367 (15.0% 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 393 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $320,551
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Roocroft Ct Lot 0099	0.03mi	4/2.5	2,164 (+9%)	13mo	$319,900	$148	73
104 Leacock Dr	0.45mi	4/2.5	1,965 (-1%)	6mo	$316,415	$161	72
124 Beechcroft Pl	0.27mi	3/2.0 (-1)	2,100 (+6%)	1mo	$345,000	$164	71
101 Leacock Dr	0.46mi	3/2.5 (-1)	1,965 (-1%)	2mo	$299,990	$153	70
10 Torwood St	0.39mi	3/2.0 (-1)	1,846 (-7%)	2mo	$304,582	$165	62

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: -18.4%
• Equity multiple: 0.34×
• Total profit: $-58,905
• Equity at exit: $47,795

10-year hold

• IRR: -8.0%
• Equity multiple: 0.46×
• Total profit: $-48,089
• Equity at exit: $27,715

Cash invested: $89,754 (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: 484
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,584 medium
• Mortgage (P&I): −$1,681
• Tax est. 1.5%: −$401 /mo · $4,808/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-174

Break-even live

Break-even rent $2,804

Max offer price $295,350

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-63	+0% $-174	+5% $-285	+10% $-396
Rent	-10% $-378	-5% $-276	+0% $-174	+5% $-72	+10% $30
Rate	-1.0pp $-13	-0.5pp $-93	base $-174	+0.5pp $-257	+1.0pp $-342

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: $80,138
• Closing costs: $9,617
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	20d	1	0.11mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	25d	1	0.96mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,099	$1.21	5d	1	1.23mi

Listing history 15 events

1. 2026-06-22
   days on market $303,990 Active 393 DOM
2. 2026-06-18
   days on market $303,990 Active 390 DOM
3. 2026-06-17
   days on market $303,990 Active 389 DOM
4. 2026-06-16
   days on market $303,990 Active 388 DOM
5. 2026-06-15
   days on market $303,990 Active 387 DOM
6. 2026-06-13
   days on market $303,990 Active 385 DOM
7. 2026-06-13
   days on market $303,990 Active 384 DOM
8. 2026-06-10
   days on market $303,990 Active 382 DOM
9. 2026-06-09
   days on market $303,990 Active 381 DOM
10. 2026-06-08
    days on market $303,990 Active 380 DOM
11. 2026-06-07
    days on market $303,990 Active 379 DOM
12. 2026-06-03
    days on market $303,990 Active 375 DOM
13. 2026-06-03
    days on market $303,990 Active 374 DOM
14. 2026-06-01
    days on market $303,990 Active 373 DOM
15. 2026-05-31
    days on market $303,990 Active 372 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: $31,004
• − Mortgage interest: −$17,956
• − Property taxes: −$4,808
• − Insurance: −$1,603
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − Depreciation: −$9,325
• Taxable loss: −$7,649
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-254/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.

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