127 Pretoria Dr · Fountain Inn, SC 29644

$289,900

3 bd · 2.0 ba · 1,618 sqft · SingleFamily · 75 Days on market

Built 2025 Good condition 6,098 sqft lot Est $317k · 9% under $50/mo HOA · 2% of rent

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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 +11.4/15.0
• Cash flow +10.6/30.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 127 Pretoria Drive, a beautiful new home in our Cedar Gap neighborhood. This spacious ranch home features three bedrooms, two bathrooms, and a two-car garage, with 1,343 square feet of well-designed living space. As you enter, a welcoming foyer leads you into the open-concept living area, where the main living spaces flow seamlessly together, creating a sense of spaciousness and connection. The chef's kitchen is equipped with stainless steel appliances, custom cabinetry, granite countertops, and a breakfast bar, making it perfect for both cooking and casual dining. The large great room is just adjacent, providing a comfortable space for family gatherings and relaxation. The primary suite is a peaceful retreat, complete with an en suite bathroom featuring dual vanities and a walk-in closet. The two additional bedrooms provide generous space and ample closet storage, with easy access to a well-appointed secondary bathroom. Outside, you'll enjoy a patio, ideal for outdoor entertaining or simply soaking in the beautiful weather. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

Key facts

• Custom cabinetry
• Granite countertops
• Chef's kitchen

Tags

• OPEN-CONCEPT LIVING AREA
• CHEF'S KITCHEN
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• BREAKFAST BAR

Property features AI

Finance

• Other: Approximate completion date: July 1, 2026
• HOA & community: Homeowners association present; HOA covers pool, street lights, bylaws, and restrictive covenants; Community amenities include common areas, lights, pool, and some sidewalks

Exterior

• Parking: Attached 2-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Attached garage (power); Tankless gas water heater
• Home design: Single-story home; Model: Macon G; To be built (approximate year built 2025); Entry lot is level with underground utilities; Storage in attic and garage; Slab foundation; Built by D.R. Horton
• Construction: Partial brick veneer and vinyl siding; Composition shingle roof; Slab foundation; Approximate year built 2025
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Partial brick veneer and vinyl siding; Composition shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Gas range (stand-alone); Self-cleaning oven; Built-in microwave; Kitchen approx. 13 x 14
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level with double sink, full bath, shower only, and walk-in closet; Primary bedroom approx. 13 x 12; Second bedroom approx. 12 x 10; Third bedroom approx. 12 x 10
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas) with damper control; Central forced cooling (electric) with damper control; Tankless gas water heater
• Interior features: Open floor plan; Smooth ceilings; Smoke detector; Walk-in closets; Split floor plan; Quartz countertops; Pantry closet; Attic stairs (disappearing); Radon mitigation system; Smart systems pre-wiring; No fireplace
• Laundry & utility: Laundry on first floor with walk-in space and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (16.5% below list).
• Recommended offer: $242k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% 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.
• 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); 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 41% 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 75 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,091 (16.5% 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 75 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $317,128
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Beechcroft Pl	0.42mi	3/2.0	1,533 (-5%)	6mo	$300,475	$196	67
10 Torwood St	0.43mi	3/2.0	1,846 (+14%)	2mo	$304,582	$165	55
516 Crossgate Way	0.37mi	4/2.0 (+1)	1,434 (-11%)	23mo	$300,000	$209	40

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: -18.0%
• Equity multiple: 0.36×
• Total profit: $-52,050
• Equity at exit: $43,225

10-year hold

• IRR: -7.3%
• Equity multiple: 0.50×
• Total profit: $-40,371
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$50
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-141

Break-even live

Break-even rent $2,599

Max offer price $269,509

Occupancy floor —

Sensitivity live

Price	-10% $59	-5% $-41	+0% $-141	+5% $-241	+10% $-341
Rent	-10% $-332	-5% $-237	+0% $-141	+5% $-45	+10% $50
Rate	-1.0pp $5	-0.5pp $-67	base $-141	+0.5pp $-216	+1.0pp $-292

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: $72,475
• Closing costs: $8,697
• 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	21d	1	0.13mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	25d	1	1.10mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,099	$1.21	5d	1	1.33mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-22
   days on market $289,900 Active 75 DOM
2. 2026-06-18
   price $289,900 Active 72 DOM
3. 2026-06-18
   days on market $291,900 Active 72 DOM
4. 2026-06-17
   days on market $291,900 Active 71 DOM
5. 2026-06-16
   days on market $291,900 Active 70 DOM
6. 2026-06-15
   days on market $291,900 Active 69 DOM
7. 2026-06-13
   days on market $291,900 Active 67 DOM
8. 2026-06-13
   pricedays on market $291,900 Active 66 DOM
9. 2026-06-10
   days on market $292,900 Active 64 DOM
10. 2026-06-09
    days on market $292,900 Active 63 DOM
11. 2026-06-08
    days on market $292,900 Active 62 DOM
12. 2026-06-07
    days on market $292,900 Active 61 DOM
13. 2026-06-03
    days on market $292,900 Active 57 DOM
14. 2026-06-03
    days on market $292,900 Active 56 DOM
15. 2026-06-01
    days on market $292,900 Active 55 DOM
16. 2026-05-31
    days on market $292,900 Active 54 DOM
17. 2026-04-27
    price $292,900
18. 2026-04-17
    price $292,900 1190-char remark

    Show marketing remark (1190 chars)

    Check out 127 Pretoria Drive, a beautiful new home in our Cedar Gap neighborhood. This spacious ranch home features three bedrooms, two bathrooms, and a two-car garage, with 1,343 square feet of well-designed living space. As you enter, a welcoming foyer leads you into the open-concept living area, where the main living spaces flow seamlessly together, creating a sense of spaciousness and connection. The chef's kitchen is equipped with stainless steel appliances, custom cabinetry, granite countertops, and a breakfast bar, making it perfect for both cooking and casual dining. The large great room is just adjacent, providing a comfortable space for family gatherings and relaxation. The primary suite is a peaceful retreat, complete with an en suite bathroom featuring dual vanities and a walk-in closet. The two additional bedrooms provide generous space and ample closet storage, with easy access to a well-appointed secondary bathroom. Outside, you'll enjoy a patio, ideal for outdoor entertaining or simply soaking in the beautiful weather. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

19. 2026-04-17
    price $292,990

    Show marketing remark (1190 chars)

    Check out 127 Pretoria Drive, a beautiful new home in our Cedar Gap neighborhood. This spacious ranch home features three bedrooms, two bathrooms, and a two-car garage, with 1,343 square feet of well-designed living space. As you enter, a welcoming foyer leads you into the open-concept living area, where the main living spaces flow seamlessly together, creating a sense of spaciousness and connection. The chef's kitchen is equipped with stainless steel appliances, custom cabinetry, granite countertops, and a breakfast bar, making it perfect for both cooking and casual dining. The large great room is just adjacent, providing a comfortable space for family gatherings and relaxation. The primary suite is a peaceful retreat, complete with an en suite bathroom featuring dual vanities and a walk-in closet. The two additional bedrooms provide generous space and ample closet storage, with easy access to a well-appointed secondary bathroom. Outside, you'll enjoy a patio, ideal for outdoor entertaining or simply soaking in the beautiful weather. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

20. 2026-04-08
    listed $290,990 Active 1190-char remark

    Show marketing remark (1190 chars)

    Check out 127 Pretoria Drive, a beautiful new home in our Cedar Gap neighborhood. This spacious ranch home features three bedrooms, two bathrooms, and a two-car garage, with 1,343 square feet of well-designed living space. As you enter, a welcoming foyer leads you into the open-concept living area, where the main living spaces flow seamlessly together, creating a sense of spaciousness and connection. The chef's kitchen is equipped with stainless steel appliances, custom cabinetry, granite countertops, and a breakfast bar, making it perfect for both cooking and casual dining. The large great room is just adjacent, providing a comfortable space for family gatherings and relaxation. The primary suite is a peaceful retreat, complete with an en suite bathroom featuring dual vanities and a walk-in closet. The two additional bedrooms provide generous space and ample closet storage, with easy access to a well-appointed secondary bathroom. Outside, you'll enjoy a patio, ideal for outdoor entertaining or simply soaking in the beautiful weather. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

21. 2026-04-07
    listed $290,990 Active

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $29,051
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − HOA: −$600
• − Depreciation: −$8,433
• Taxable loss: −$6,668
• Est. tax savings @ 24.0%: +$1,600
• After-tax cash flow: $-91/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 · 2 photos

Good 80/100 None rehab

This beautiful new home in the Cedar Gap neighborhood is move-in ready with good condition and no visible repairs needed. It offers a spacious layout, modern kitchen, and well-maintained exterior and landscaping.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior appearance and 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

Price history

+0.7% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $292,900 Greater Greenville MLS
• 2026-04-17 Price Changed $292,900 Zillow
• 2026-04-17 Price Changed $292,990 Greater Greenville MLS
• 2026-04-08 Listed $290,990 Zillow
• 2026-04-07 Listed $290,990 Greater Greenville MLS