105 Brook Run Dr · Fountain Inn, SC 29644

$308,999

5 bd · 3.0 ba · 2,578 sqft · SingleFamily · 53 Days on market

Built 2026 Excellent condition 2-car garage $120/sqft · 16% below area Est $369k · 16% under

---

Why this score? — see what drove the C- 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 +14.8/15.0
• Cash flow +14.0/30.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• 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 $309k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $38 ($452/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (11.0% below list).
• Recommended offer: $275k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% 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); 649 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).
• At $2,751/mo this rent would consume 47% of the median local household income ($70k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($300k) 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 $275,071 (11.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $369,032
• List price: $308,999
• Delta: -16.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Echline St	0.30mi	5/3.0	2,435 (-6%)	1mo	$359,000	$147	76
334 Alyssa Landing Dr Unit Homesite 83	0.30mi	5/3.0	2,768 (+7%)	2mo	$419,900	$152	72
344 Alyssa Landing Dr Unit Homesite 78	0.31mi	5/3.0	2,768 (+7%)	8mo	$425,000	$154	66
100 Alyssa Landing Dr Unit Homesite 110	0.14mi	4/3.0 (-1)	2,922 (+13%)	1mo	$390,000	$133	65
325 Alyssa Landing Dr Lot 69	0.28mi	4/3.0 (-1)	2,531 (-2%)	20mo	$385,000	$152	62
367 Alyssa Landing Dr Unit Homesite 56	0.25mi	4/3.0 (-1)	2,922 (+13%)	4mo	$419,406	$144	58
321 Alyssa Landing Dr Lot 68	0.28mi	4/2.5 (-1)	2,648 (+3%)	22mo	$386,500	$146	57
341 Alyssa Landing Dr Unit Homesite 76	0.28mi	4/3.0 (-1)	2,922 (+13%)	11mo	$410,000	$140	51
305 Alyssa Landing Dr	0.24mi	4/3.0 (-1)	2,929 (+14%)	17mo	$420,000	$143	47
333 Alyssa Landing Dr Unit Homesite 72	0.28mi	4/3.0 (-1)	2,922 (+13%)	16mo	$410,000	$140	47
337 Alyssa Landing Dr Lot 74	0.28mi	4/3.0 (-1)	2,922 (+13%)	16mo	$412,000	$141	47
330 Alyssa Landing Dr Unit Site 85	0.30mi	4/3.0 (-1)	2,922 (+13%)	16mo	$420,000	$144	45

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: -13.7%
• Equity multiple: 0.50×
• Total profit: $-43,276
• Equity at exit: $46,073

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-15,980
• Equity at exit: $26,717

Cash invested: $86,520 (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: 20 active · 10 under contract
• Months of supply: 10.9 mo (9%/mo absorbed)
• Median asking: $351,980 ($149/sqft)
• Median days on market: 90 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -3.6% 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: 649
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,751 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $38

Break-even live

Break-even rent $2,703

Max offer price $308,999

Occupancy floor 94%

Sensitivity live

Price	-10% $251	-5% $144	+0% $38	+5% $-69	+10% $-176
Rent	-10% $-180	-5% $-71	+0% $38	+5% $146	+10% $255
Rate	-1.0pp $193	-0.5pp $116	base $38	+0.5pp $-42	+1.0pp $-124

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: $77,250
• Closing costs: $9,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Alyssa Lndg Dr Fountain Inn, SC	5.0	3.0	2300	$2,449	$1.06	115d	1	0.24mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1876	$2,824	$1.51	0d	9	0.72mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	0d	8	1.06mi
517 Bonifay Dr Fountain Inn, SC	5.0	3.0	2511	$2,400	$0.96	7d	1	1.49mi

Property features AI

Finance

• Financial info: List price: $315,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residenceActive listing
• Exterior features: Address: 105 Brook Run Dr, Fountain Inn, SC 29644

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home — Frost VE planLiving area of 2578

Listing history 36 events

1. 2026-07-16
   days on market $308,999 Active 53 DOM
2. 2026-07-15
   pricedays on market $308,999 Active 52 DOM
3. 2026-07-14
   days on market $309,999 Active 51 DOM
4. 2026-07-13
   days on market $309,999 Active 50 DOM
5. 2026-07-13
   days on market $309,999 Active 49 DOM
6. 2026-07-11
   pricedays on market $309,999 Active 48 DOM
7. 2026-07-10
   days on market $312,999 Active 47 DOM
8. 2026-07-09
   days on market $312,999 Active 46 DOM
9. 2026-07-07
   pricedays on market $312,999 Active 44 DOM
10. 2026-07-06
    days on market $314,999 Active 43 DOM
11. 2026-07-06
    days on market $314,999 Active 42 DOM
12. 2026-07-03
    days on market $314,999 Active 40 DOM
13. 2026-07-02
    days on market $314,999 Active 39 DOM
14. 2026-07-01
    days on market $314,999 Active 38 DOM
15. 2026-06-30
    days on market $314,999 Active 37 DOM
16. 2026-06-29
    days on market $314,999 Active 36 DOM
17. 2026-06-28
    days on market $314,999 Active 35 DOM
18. 2026-06-28
    days on market $314,999 Active 34 DOM
19. 2026-06-27
    days on market $314,999 Active 33 DOM
20. 2026-06-25
    days on market $314,999 Active 31 DOM
21. 2026-06-22
    days on market $314,999 Active 29 DOM
22. 2026-06-22
    days on market $314,999 Active 28 DOM
23. 2026-06-18
    days on market $314,999 Active 25 DOM
24. 2026-06-17
    days on market $314,999 Active 24 DOM
25. 2026-06-16
    days on market $314,999 Active 23 DOM
26. 2026-06-15
    days on market $314,999 Active 22 DOM
27. 2026-06-13
    days on market $314,999 Active 20 DOM
28. 2026-06-13
    days on market $314,999 Active 19 DOM
29. 2026-06-10
    pricedays on market $314,999 Active 17 DOM
30. 2026-06-09
    days on market $315,999 Active 16 DOM
31. 2026-06-08
    days on market $315,999 Active 15 DOM
32. 2026-06-07
    days on market $315,999 Active 14 DOM
33. 2026-06-03
    days on market $315,999 Active 10 DOM
34. 2026-06-03
    days on market $315,999 Active 9 DOM
35. 2026-06-01
    days on market $315,999 Active 8 DOM
36. 2026-05-31
    days on market $315,999 Active 7 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: $33,009
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$8,989
• Taxable loss: −$4,751
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $1,592/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 · 25 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with five bedrooms and three bathrooms, making it ideal for a growing family or as an investment property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Fountain Inn Elementary D SC #199/597 Nat'l #14,382/41,679 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

---

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

Property features AI

Finance

• Financial info: List price: $315,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residenceActive listing
• Exterior features: Address: 105 Brook Run Dr, Fountain Inn, SC 29644

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home — Frost VE planLiving area of 2578