147 Cranford Rd · Fountain Inn, SC 29644

$280,900

3 bd · 2.5 ba · 1,565 sqft · SingleFamily · 23 Days on market

Good condition 6,534 sqft lot Est $327k · 14% under $50/mo HOA · 2% of rent

---

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 +13.9/15.0
• Cash flow +12.0/30.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out 147 Cranford Road, a beautiful new home in our Cedar Gap community. This spacious two-story home features three bedrooms, two and a half bathrooms, and a one-car garage, providing the perfect space for both relaxing and entertaining. As you enter the home, you’ll be welcomed into the great room, a warm and inviting atmosphere. At the back of the home, the well-appointed kitchen opens into the dining area, creating an ideal space for gatherings. The kitchen is equipped with a pantry, stainless steel appliances, and a large breakfast bar, making it perfect for both cooking and casual dining. The primary suite Features a peaceful retreat with a large walk-in closet and an en su

Key facts

• En suite bathroom
• Dual vanities
• Large breakfast bar

Tags

• WELL-APPOINTED KITCHEN
• LARGE BREAKFAST BAR
• PRIMARY SUITE
• WALK-IN CLOSET
• EN SUITE BATHROOM
• DUAL VANITIES

Property features AI

Finance

• Other: Approximate completion date: 2026-08-21
• HOA & community: Homeowners association present; HOA includes pool, street lights, and restrictive covenants; Community amenities include common areas, lighting, pool, and some sidewalks

Exterior

• Parking: Attached 1-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Attached garage (power available); Underground utilities
• Home design: Two-story single family home; Model: Brandon D; Under construction
• Construction: Built by D.R. Horton; Slab foundation; Attic and garage provide storage
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Partial brick veneer and vinyl siding; Composition shingle roof

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range (stand-alone); Self-cleaning oven; Built-in microwave; Kitchen approximately 13 x 14
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower only, and walk-in closet; Second bedroom (11 x 10); Third bedroom (15 x 10); Primary bedroom size approximately 13 x 15
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas) with damper control; Central forced cooling (electric) with damper control; Tankless gas water heater
• Interior features: Attic stairs (disappearing); Cable available; Smooth ceilings; Open floor plan; Smoke detector; Walk-in closet(s); Quartz countertops; Walk-in pantry; Radon mitigation system; Pre-wired for smart systems; No fireplace
• Laundry & utility: Laundry on 2nd floor with walk-in space and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $281k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-69 ($-823/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (13.4% below list).
• Recommended offer: $243k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% 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); 482 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 42% 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

• It's been on market 23 days — a 2% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

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 $243,379 (13.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $327,085
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Beechcroft Pl	0.38mi	3/2.0	1,533 (-2%)	6mo	$300,475	$196	72
516 Crossgate Way	0.43mi	4/2.0 (+1)	1,434 (-8%)	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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-45,962
• Equity at exit: $41,883

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-29,046
• Equity at exit: $24,287

Cash invested: $78,652 (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: 482
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$1,473
• Tax est. 1.5%: −$351 /mo · $4,214/yr
• Insurance: −$117
• HOA: −$50
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-69

Break-even live

Break-even rent $2,521

Max offer price $270,982

Occupancy floor 98%

Sensitivity live

Price	-10% $126	-5% $29	+0% $-69	+5% $-166	+10% $-263
Rent	-10% $-261	-5% $-165	+0% $-69	+5% $28	+10% $124
Rate	-1.0pp $73	-0.5pp $3	base $-69	+0.5pp $-141	+1.0pp $-215

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: $70,225
• Closing costs: $8,427
• 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	20d	1	0.10mi
4 Rockshire Trl Fountain Inn, SC	3.0	2.5	1400	$1,900	$1.36	24d	1	1.09mi
101 Fennec Dr Fountain Inn, SC	3.0	3.0	1735	$2,099	$1.21	4d	1	1.29mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 15 events

1. 2026-06-18
   days on market $280,900 Active 23 DOM
2. 2026-06-17
   days on market $280,900 Active 22 DOM
3. 2026-06-16
   days on market $280,900 Active 21 DOM
4. 2026-06-15
   days on market $280,900 Active 20 DOM
5. 2026-06-13
   days on market $280,900 Active 18 DOM
6. 2026-06-13
   days on market $280,900 Active 17 DOM
7. 2026-06-10
   days on market $280,900 Active 15 DOM
8. 2026-06-09
   days on market $280,900 Active 14 DOM
9. 2026-06-08
   days on market $280,900 Active 13 DOM
10. 2026-06-07
    pricedays on market $280,900 Active 12 DOM
11. 2026-06-03
    days on market $280,990 Active 8 DOM
12. 2026-06-03
    days on market $280,990 Active 7 DOM
13. 2026-06-01
    days on market $280,990 Active 6 DOM
14. 2026-05-31
    days on market $280,990 Active 5 DOM
15. 2026-05-26
    listed $280,990 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: $29,205
• − Mortgage interest: −$15,735
• − Property taxes: −$4,214
• − Insurance: −$1,404
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$600
• − Depreciation: −$8,172
• Taxable loss: −$5,592
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $520/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 · 4 photos

Good 80/100 Cosmetic rehab

This beautiful, move-in-ready home in the Cedar Gap community offers a spacious and well-appointed living space with good condition and minimal maintenance needs.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Kitchen appliances maintenance — Keeps appliances in top condition

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 ↑
• Resale Kitchen appliances maintenance — Keeps appliances in top condition ↑

ⓘ 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

1 event — show timeline

• 2026-05-26 Listed $280,990 Greater Greenville MLS