718 S Stockton Rd · Fountain Inn, SC 29644

$254,000

4 bd · 2.0 ba · 2,400 sqft · Manufactured · 4 Days on market

Built 2003 3.29 ac lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a peaceful country setting that's still just 10 minutes from I-385 and the shopping and dining along Fairview Road, this property is a must-see! Situated on 3.29 flat, private acres, this de-titled mobile home offers plenty of space and freedom with no HOA and no restrictions. Inside, you'll find approximately 2,400 square feet of living space featuring a huge open-concept kitchen, dining, and living area, a separate den off the kitchen, and a dedicated laundry room. Enjoy the benefits of self-sufficient country living with your own well and septic system. The expansive lot provides endless possibilities for gardening, recreation, animals, or simply enjoying the privacy and tranquility of rural living. Property is being sold as-is.

Key facts

• Private acres
• No restrictions
• Open-concept kitchen

Tags

• PRIVATE ACRES
• NO HOA
• NO RESTRICTIONS
• OPEN-CONCEPT KITCHEN
• DEDICATED LAUNDRY ROOM
• OWN WELL

Property features AI

Finance

• HOA & community: No HOA fees; Horses permitted in the community

Exterior

• Parking: Driveway parking with paved concrete driveway; No garage
• Utilities: Well water; Septic sewer; Electric service
• Home design: Single-story residential property; Built in 2003
• Construction: Partial brick veneer and vinyl siding exterior; Composition shingle roof; Crawl space foundation
• Exterior features: Front porch; Deck; Level lot with some trees

Interior

• Kitchen: Dishwasher; Built-in microwave; Wall ovens; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Primary bedroom on main level with double sink, full bath, separate shower and garden tub; Four bedrooms on main level; Bedrooms approximately 32 x 76
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric forced air heating; Central forced electric cooling; Electric water heater
• Interior features: Bookcase; Ceiling fan(s); Open floor plan; Walk-in closet(s); Laminate countertops; Wood-burning fireplace (1)
• Laundry & utility: Laundry on first floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $254k.

Deal economics

• At list price, monthly cash flow is $-52 ($-626/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (15.1% below list).
• Recommended offer: $216k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Fork Shoals School (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 792 students, 58% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 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; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 37% 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 $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago 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.
• Current owner paid $18k; list at $254k implies a 1311% gain — meaningful room to come down on a strong offer.

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 $215,591 (15.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-41,035
• Equity at exit: $37,872

10-year hold

• IRR: -5.1%
• Equity multiple: 0.64×
• Total profit: $-25,419
• Equity at exit: $21,961

Cash invested: $71,120 (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: $2,156 medium
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$318 /mo · $3,810/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-52

Break-even live

Break-even rent $2,222

Max offer price $246,451

Occupancy floor 97%

Sensitivity live

Price	-10% $123	-5% $36	+0% $-52	+5% $-140	+10% $-228
Rent	-10% $-222	-5% $-137	+0% $-52	+5% $33	+10% $118
Rate	-1.0pp $76	-0.5pp $12	base $-52	+0.5pp $-118	+1.0pp $-185

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $254,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark

   Show marketing remark (763 chars)

   If you're looking for a peaceful country setting that's still just 10 minutes from I-385 and the shopping and dining along Fairview Road, this property is a must-see! Situated on 3.29 flat, private acres, this de-titled mobile home offers plenty of space and freedom with no HOA and no restrictions. Inside, you'll find approximately 2,400 square feet of living space featuring a huge open-concept kitchen, dining, and living area, a separate den off the kitchen, and a dedicated laundry room. Enjoy the benefits of self-sufficient country living with your own well and septic system. The expansive lot provides endless possibilities for gardening, recreation, animals, or simply enjoying the privacy and tranquility of rural living. Property is being sold as-is.

3. 2026-06-17
   listed $254,000 Active 1 DOM

   Show marketing remark (763 chars)

   If you're looking for a peaceful country setting that's still just 10 minutes from I-385 and the shopping and dining along Fairview Road, this property is a must-see! Situated on 3.29 flat, private acres, this de-titled mobile home offers plenty of space and freedom with no HOA and no restrictions. Inside, you'll find approximately 2,400 square feet of living space featuring a huge open-concept kitchen, dining, and living area, a separate den off the kitchen, and a dedicated laundry room. Enjoy the benefits of self-sufficient country living with your own well and septic system. The expansive lot provides endless possibilities for gardening, recreation, animals, or simply enjoying the privacy and tranquility of rural living. Property is being sold as-is.

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,871
• − Mortgage interest: −$14,228
• − Property taxes: −$3,810
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$7,389
• Taxable loss: −$4,965
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $566/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

• 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

+1311.1% since first listed

5 events — show timeline

• 2026-06-17 Listed $254,000 GAOR
• 2026-06-17 Listed $254,000 Greater Greenville MLS
• 2011-01-30 Listing Removed — Greater Greenville MLS
• 2010-08-17 Listed $75,000 Greater Greenville MLS
• 1991-03-13 Sold (Public Records) $18,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $497 · +4.9% YoY. Source: county tax records.