110 Brook Run Dr · Fountain Inn, SC 29644

$319,999

5 bd · 3.0 ba · 2,578 sqft · SingleFamily · 139 Days on market

Built 2026 Good condition Garage $124/sqft · 38% below area Est $518k · 38% 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 +15.0/15.0
• Cash flow +7.7/30.0
• Schools +4.6/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home provides space for the whole family to thrive. The first floor features an open design among the family room, kitchen and breakfast room in addition to a secluded secondary bedroom that's ideal for guests and a two-car garage. Upstairs are a versatile bonus room that adds shared living space and four bedrooms including the owner's suite.

Key facts

• Versatile bonus room
• Owner's suite
• 2 garage spots

Tags

• SECLUDED SECONDARY BEDROOM
• VERSATILE BONUS ROOM
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (27.2% below list).
• Recommended offer: $233k (27.2% 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); 649 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 40% 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 139 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,894 (27.2% 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 139 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $518,307
• List price: $319,999
• Delta: -38.26%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Thomason View Rd	0.41mi	4/3.0 (-1)	2,732 (+6%)	10mo	$812,500	$297	58
104 Laughing Tree Ct	1.09mi	4/2.5 (-1)	2,591 (+0%)	3mo	$475,000	$183	55
4 Rosefield Ct	1.39mi	4/2.5 (-1)	2,622 (+2%)	9mo	$545,000	$208	48
402 Opie Tree Ct	1.06mi	4/2.5 (-1)	2,556 (-1%)	12mo	$450,000	$176	47
613 Still Wood Trl	1.45mi	4/3.0 (-1)	2,557 (-1%)	26mo	$488,655	$191	39
621 Still Wood Trl	1.39mi	4/3.0 (-1)	2,660 (+3%)	29mo	$505,505	$190	35
612 Still Wood Trl	1.46mi	4/3.0 (-1)	2,451 (-5%)	30mo	$498,115	$203	32
117 Robin Dr	1.27mi	4/4.0 (-1)	2,869 (+11%)	10mo	$760,000	$265	29
107 Woodland Hills Ln	1.41mi	4/3.0 (-1)	3,200 (+24%)	8mo	$809,440	$253	29
614 Still Wood Trl	1.44mi	4/3.0 (-1)	2,872 (+11%)	30mo	$513,985	$179	21
499 Woodside Rd	1.05mi	4/3.0 (-1)	2,904 (+13%)	28mo	$505,000	$174	19
607 Still Wood Trl	1.50mi	4/3.0 (-1)	2,188 (-15%)	31mo	$481,145	$220	15

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: -23.0%
• Equity multiple: 0.20×
• Total profit: $-71,796
• Equity at exit: $47,713

10-year hold

• IRR: -14.0%
• Equity multiple: 0.14×
• Total profit: $-77,229
• Equity at exit: $27,668

Cash invested: $89,600 (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 →

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Median asking: $309,999 ($153/sqft)
• Median days on market: 23 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +31.1% 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: 649
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-372

Break-even live

Break-even rent $2,799

Max offer price $266,232

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-261	+0% $-372	+5% $-482	+10% $-593
Rent	-10% $-556	-5% $-464	+0% $-372	+5% $-280	+10% $-188
Rate	-1.0pp $-210	-0.5pp $-290	base $-372	+0.5pp $-454	+1.0pp $-539

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: $80,000
• Closing costs: $9,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Fernhill Ln Fountain Inn, SC	4.0	3.0	2000	$1,999	$1.00	110d	1	0.02mi
12 Fernhill Ln Fountain Inn, SC	4.0	3.0	1983	$1,850	$0.93	119d	1	0.02mi
18 Fernhill Ln Fountain Inn, SC	4.0	3.0	1900	$1,850	$0.97	119d	1	0.02mi
601 Fairview Church Rd Fountain Inn, SC	4.0	2.0	2100	$2,050	$0.98	119d	1	0.85mi

Property features AI

Finance

• Financial info: List price: 327999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home, Frost VE planNew construction (Spec)
• Exterior features: Address: 110 Brook Run Dr, Fountain Inn, SC 29644

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Frost VE plan)Living area of 2,578

Listing history 50 events

1. 2026-08-31
   days on market $319,999 Active 139 DOM
2. 2026-08-30
   days on market $319,999 Active 138 DOM
3. 2026-08-29
   days on market $319,999 Active 137 DOM
4. 2026-08-28
   days on market $319,999 Active 136 DOM
5. 2026-08-27
   pricedays on market $319,999 Active 135 DOM
6. 2026-08-25
   days on market $322,849 Active 133 DOM
7. 2026-08-24
   days on market $322,849 Active 132 DOM
8. 2026-08-23
   pricedays on market $322,849 Active 131 DOM
9. 2026-08-22
   days on market $319,999 Active 130 DOM
10. 2026-08-21
    days on market $319,999 Active 129 DOM
11. 2026-08-20
    days on market $319,999 Active 128 DOM
12. 2026-08-19
    days on market $319,999 Active 127 DOM
13. 2026-08-18
    days on market $319,999 Active 126 DOM
14. 2026-08-16
    days on market $319,999 Active 124 DOM
15. 2026-08-15
    days on market $319,999 Active 123 DOM
16. 2026-08-15
    pricedays on market $319,999 Active 122 DOM
17. 2026-08-13
    days on market $339,999 Active 121 DOM
18. 2026-08-12
    days on market $339,999 Active 120 DOM
19. 2026-08-11
    days on market $339,999 Active 119 DOM
20. 2026-08-10
    days on market $339,999 Active 118 DOM
21. 2026-08-09
    days on market $339,999 Active 117 DOM
22. 2026-08-07
    days on market $339,999 Active 115 DOM
23. 2026-08-06
    days on market $339,999 Active 114 DOM
24. 2026-08-05
    days on market $339,999 Active 113 DOM
25. 2026-08-04
    pricedays on market $339,999 Active 112 DOM
26. 2026-08-03
    days on market $333,999 Active 111 DOM
27. 2026-07-31
    days on market $333,999 Active 108 DOM
28. 2026-07-30
    days on market $333,999 Active 107 DOM
29. 2026-07-30
    days on market $333,999 Active 106 DOM
30. 2026-07-28
    days on market $333,999 Active 105 DOM
31. 2026-07-26
    days on market $333,999 Active 103 DOM
32. 2026-07-25
    days on market $333,999 Active 102 DOM
33. 2026-07-24
    days on market $333,999 Active 101 DOM
34. 2026-07-23
    days on market $333,999 Active 100 DOM
35. 2026-07-22
    days on market $333,999 Active 99 DOM
36. 2026-07-21
    days on market $333,999 Active 98 DOM
37. 2026-07-20
    days on market $333,999 Active 97 DOM
38. 2026-07-19
    days on market $333,999 Active 95 DOM
39. 2026-07-18
    days on market $333,999 Active 94 DOM
40. 2026-07-16
    days on market $333,999 Active 93 DOM
41. 2026-07-15
    days on market $333,999 Active 92 DOM
42. 2026-07-14
    days on market $333,999 Active 91 DOM
43. 2026-07-13
    days on market $333,999 Active 90 DOM
44. 2026-07-13
    days on market $333,999 Active 89 DOM
45. 2026-07-11
    days on market $333,999 Active 88 DOM
46. 2026-07-10
    days on market $333,999 Active 87 DOM
47. 2026-07-09
    days on market $333,999 Active 86 DOM
48. 2026-07-07
    days on market $333,999 Active 84 DOM
49. 2026-07-06
    days on market $333,999 Active 83 DOM
50. 2026-07-06
    days on market $333,999 Active 82 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,947
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$9,309
• Taxable loss: −$10,158
• Est. tax savings @ 24.0%: +$2,438
• After-tax cash flow: $-2,021/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 Cosmetic rehab Est. rehab $12,890–$38,670 screening

This two-story home is in excellent condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that would significantly increase its resale and rental 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 ↑
• Resale Replace kitchen faucet — Modernizes kitchen and adds value ↑
• Both Install smart home devices — Improves convenience and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Fountain Inn Elementary D SC #199/597 Nat'l #14,382/41,679 Middle Ralph Chandler Middle D SC #52/229 Nat'l #4,747/14,009 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

• 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%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• 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: 327999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home, Frost VE planNew construction (Spec)
• Exterior features: Address: 110 Brook Run Dr, Fountain Inn, SC 29644

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Frost VE plan)Living area of 2,578