104 Brook Run Dr · Fountain Inn, SC 29644

$290,999

4 bd · 2.5 ba · 1,956 sqft · SingleFamily · 57 Days on market

Built 2026 Est $305k · at est.

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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 +11.0/30.0
• ARV discount +9.6/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bridgeway is a community offering new and spacious single-family homes with onsite amenities, now selling near downtown Fountain Inn, SC. Residents will enjoy a playground, dog park, fire pit and pavilion. Primely situated in the highly regarded Greenville County School District, residents enjoy great educational opportunities and easy access to a charming mix of shops and restaurants in downtown Fountain Inn. Neighboring cities such as Greenville, Spartanburg and Simpsonville are within a quick drive for additional entertainment.

Key facts

• Dog park
• Pavilion
• Fire pit

Tags

• PLAYGROUND
• DOG PARK
• FIRE PIT
• PAVILION
• SHOPS AND RESTAURANTS

Property features AI

Finance

• Other: Address: 104 Brook Run Dr, Fountain Inn, SC 29644; Listing last modified May 21, 2026
• Financial info: List price $287,999

Exterior

• Parking: 2 total parking spaces, including a 2-car garage
• Home design: Single-family property, active listing
• Exterior features: Living area approximately 1956

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Spec home (Crane VE plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $291k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (17.9% below list).
• Recommended offer: $239k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 484 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 621 units permitted in Laurens County in 2024 (0 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.
• 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 57 days — a 3% 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 $239,019 (17.9% 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 57 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $305,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Alyssa Landing Dr	0.23mi	4/2.5	1,969 (+1%)	20mo	$308,000	$156	71

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-51,153
• Equity at exit: $43,389

10-year hold

• IRR: -6.9%
• Equity multiple: 0.53×
• Total profit: $-38,434
• Equity at exit: $25,160

Cash invested: $81,480 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,390 high
• Mortgage (P&I): −$1,526
• Tax est. 1.5%: −$364 /mo · $4,365/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-123

Break-even live

Break-even rent $2,546

Max offer price $273,234

Occupancy floor —

Sensitivity live

Price	-10% $78	-5% $-22	+0% $-123	+5% $-223	+10% $-324
Rent	-10% $-312	-5% $-217	+0% $-123	+5% $-28	+10% $66
Rate	-1.0pp $24	-0.5pp $-49	base $-123	+0.5pp $-198	+1.0pp $-275

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: $72,750
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	21d	1	0.24mi
40 Fernhill Ln Fountain Inn, SC	3.0	3.0	1983	$1,900	$0.96	5d	1	0.42mi
201 Chapman Rd Fountain Inn, SC	2.0–3.0	2.0	1236	$1,074	$0.87	4d	1	0.52mi
7 Gramercy Woods Ln Fountain Inn, SC	3.0–5.0	2.5–3.0	1967	$2,536	$1.29	4d	13	0.66mi
217 N Nelson Dr Fountain Inn, SC	3.0–4.0	2.5–3.5	2115	$2,475	$1.17	4d	12	1.00mi
3 Lawrence Ward Ct Fountain Inn, SC	3.0	2.0	1399	$1,950	$1.39	25d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $290,999 Active 57 DOM
2. 2026-06-18
   price $290,999 Active 56 DOM
3. 2026-06-09
   days on market $293,999 Active 56 DOM
4. 2026-06-08
   days on market $293,999 Active 55 DOM
5. 2026-06-07
   pricedays on market $293,999 Active 54 DOM
6. 2026-06-03
   days on market $292,999 Active 50 DOM
7. 2026-06-03
   pricedays on market $292,999 Active 49 DOM
8. 2026-06-01
   days on market $291,999 Active 48 DOM
9. 2026-05-31
   days on market $291,999 Active 47 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 2/10 Low
• 🌡 Heat 6/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,682
• − Mortgage interest: −$16,300
• − Property taxes: −$4,365
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$8,465
• Taxable loss: −$6,493
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $85/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

• 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 (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

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 · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

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