46 Telluride Dr · Fountain Inn, SC 29680

$232,900

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 55 Days on market

Built 2026 Good condition 4,356 sqft lot $110/mo HOA · 5% of rent ↓ 4% since listing

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Amara floor plan at Fairview Terrace! This beautifully designed 3-bedroom, 2.5-bath end unit townhome is ideally located just off Fairview Road in Simpsonville. The main level offers an inviting open-concept layout featuring a cozy living room, a spacious kitchen with all appliances included, and a designated dining area that opens to a private back patio—perfect for relaxing or entertaining. A convenient half bath and entry hall closet complete the downstairs for added everyday convenience. Upstairs, you’ll find a generous primary suite with a full bathroom and walk-in closet, two additional bedrooms, a shared hallway bath, and a walk-in laundry room to make dail

Key facts

• Walk-in closet
• On-site dog park
• Private back patio

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BACK PATIO
• WALK-IN CLOSET
• WALK-IN LAUNDRY ROOM
• ON-SITE DOG PARK
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Homeowners association; HOA covers exterior maintenance and lawn maintenance; Community offers common areas, lawn maintenance, and a dog park

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway
• Utilities: Public water; Gas water heater; Public sewer; Private garbage pickup
• Home design: Two-story home; Model: Amara; New construction (2026); New/Never lived in
• Construction: Vinyl siding exterior; Architectural roof; Slab foundation; Built by Stanley Martin Homes
• Exterior features: Patio; Level lot; Common areas and dog park in the community

Interior

• Kitchen: Dishwasher; Disposal; Stand-alone gas range; Refrigerator; Pantry
• Bedrooms: Primary bedroom on second level with walk-in closet, shower-only bath, and double sink; Second bedroom approximately 12 x 9; Third bedroom approximately 12 x 10; Primary bedroom approximately 14 x 14
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central electric forced cooling
• Interior features: Open floor plan; 9-foot+ smooth ceilings; Cable available; Walk-in closet; Pantry/closet
• Laundry & utility: Washer and dryer included; Second-floor walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-63 ($-754/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (10.0% below list).
• Recommended offer: $210k (10.0% 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 (+2.9%/yr); 244 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 55 days — a 3% lower offer ($226k) 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 $209,712 (10.0% 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 55 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-41,956
• Equity at exit: $34,726

10-year hold

• IRR: -10.9%
• Equity multiple: 0.35×
• Total profit: $-42,574
• Equity at exit: $20,137

Cash invested: $65,212 (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 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 244
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$1,221
• Tax est. 1.5%: −$291 /mo · $3,494/yr
• Insurance: −$97
• HOA: −$110
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-63

Break-even live

Break-even rent $2,177

Max offer price $223,813

Occupancy floor 98%

Sensitivity live

Price	-10% $98	-5% $18	+0% $-63	+5% $-143	+10% $-224
Rent	-10% $-228	-5% $-146	+0% $-63	+5% $20	+10% $103
Rate	-1.0pp $54	-0.5pp $-4	base $-63	+0.5pp $-123	+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: $58,225
• Closing costs: $6,987
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Crossview Dr Simpsonville, SC	3.0	2.0	1431	$1,906	$1.33	13d	1	1.04mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	25d	1	1.19mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 18 events

1. 2026-06-22
   days on market $232,900 Active 55 DOM
2. 2026-06-18
   days on market $232,900 Active 52 DOM
3. 2026-06-17
   days on market $232,900 Active 51 DOM
4. 2026-06-16
   days on market $232,900 Active 50 DOM
5. 2026-06-15
   days on market $232,900 Active 49 DOM
6. 2026-06-13
   days on market $232,900 Active 47 DOM
7. 2026-06-13
   days on market $232,900 Active 46 DOM
8. 2026-06-10
   days on market $232,900 Active 44 DOM
9. 2026-06-09
   days on market $232,900 Active 43 DOM
10. 2026-06-08
    days on market $232,900 Active 42 DOM
11. 2026-06-07
    days on market $232,900 Active 41 DOM
12. 2026-06-03
    days on market $232,900 Active 37 DOM
13. 2026-06-03
    days on market $232,900 Active 36 DOM
14. 2026-06-01
    days on market $232,900 Active 35 DOM
15. 2026-05-31
    days on market $232,900 Active 34 DOM
16. 2026-05-29
    price $232,900
17. 2026-05-18
    price $236,900
18. 2026-04-27
    listed $241,900 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,165
• − Mortgage interest: −$13,046
• − Property taxes: −$3,494
• − Insurance: −$1,164
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$1,320
• − Depreciation: −$6,775
• Taxable loss: −$4,660
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $365/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 · 6 photos

Good 80/100 None rehab

This well-maintained and modern townhome is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI with updates that can further enhance its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring in the bathrooms can improve the home's overall appearance and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring in the bathrooms can improve the home's overall appearance and functionality. ↑

ⓘ 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

• County: Greenville County · 573,815 people
• City population: 22,907
• Metro: Greenville-Anderson, SC
• Population (ZIP): 35,770
• Household income: $86,716
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 553.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 24% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -102.15%
• Current HPI: 224.9051
• Rent YoY: ▲ 2.85%
• 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

-3.7% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $232,900 Greater Greenville MLS
• 2026-05-18 Price Changed $236,900 Greater Greenville MLS
• 2026-04-27 Listed $241,900 Greater Greenville MLS