754 Ben Gunn Run · Gilbert, SC 29054

$223,019

3 bd · 2.5 ba · 1,692 sqft · SingleFamily · 95 Days on market

Built 2025 Fair condition 3,484 sqft lot $66/mo HOA · 4% of rent ↓ 8% 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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

Key facts

• Quartz countertops
• Large back patio
• Tiled backsplash

Tags

• QUARTZ COUNTERTOPS
• VINYL PLANK FLOORING
• LARGE BACK PATIO
• INDOOR AND OUTDOOR SPACES
• OPEN KITCHEN
• TILED BACKSPLASH

Property features AI

Finance

• Other: New construction builder warranty available; Cable TV available
• HOA & community: Community association present; Association covers cable TV, common area maintenance, and green area upkeep

Exterior

• Parking: Attached garage with 1 garage space on the main level
• Utilities: Public sewer; Thermopane (energy-efficient) windows; Public water
• Home design: Two-story home; Main entry and main living areas on the first floor
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Full gutters; Covered front porch; Partial brick above foundation and vinyl exterior finish; Public water

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Quartz countertops; Tile backsplash; Recessed lighting; Dishwasher; Microwave above stove; Disposal; Stove exhaust vented outside
• Bedrooms: Master bedroom on second floor with double vanity, private bath, separate shower, walk-in closet, private closet, and carpet and luxury vinyl plank flooring; Second bedroom on second floor with double vanity, shared bath, tub/shower, private closet, and carpet; Third bedroom on second floor with double vanity, shared bath, tub/shower, private closet, and carpet
• Flooring: Luxury vinyl plank on main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full second-level baths
• Heating & cooling: Central cooling; Gas heating on first and second levels
• Interior features: Garage opener; Smoke detector; Attic access with pull-down stairs; Tankless hot water; Gas water heater; Gas range
• Laundry & utility: Second-floor laundry with electric hookups; Heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $223k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (15.9% below list).
• Recommended offer: $188k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#52 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilbert High (math 37% / reading 83%, grade C+, #109 of 196 statewide, top 55%, 1,118 students, 38% FRL).
• Zoned-school proficiency averages 60% at this address vs 48% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lexington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 273 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $187,500 (15.9% 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 95 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $113,507
• Equity at exit: $200,913

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $340,706
• Equity at exit: $433,277

Cash invested: $62,445 (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 29054

• Home prices YoY: 4.7%
• Active inventory: 273
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,170
• Tax est. 1.5%: −$279 /mo · $3,345/yr
• Insurance: −$93
• HOA: −$66
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-126

Break-even live

Break-even rent $2,034

Max offer price $204,789

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-49	+0% $-126	+5% $-203	+10% $-280
Rent	-10% $-274	-5% $-200	+0% $-126	+5% $-52	+10% $22
Rate	-1.0pp $-14	-0.5pp $-69	base $-126	+0.5pp $-184	+1.0pp $-243

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: $55,755
• Closing costs: $6,691
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Wild Tulip Ct Gilbert, SC	3.0	2.5	1800	$1,875	$1.04	11d	1	0.91mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 23 events

1. 2026-06-08
   status $223,019 Pending 95 DOM
2. 2026-06-07
   days on market $223,019 Active 95 DOM
3. 2026-06-03
   pricedays on market $223,019 Active 91 DOM
4. 2026-06-03
   days on market $228,519 Active 90 DOM
5. 2026-06-02
   days on market $228,519 Active 89 DOM
6. 2026-05-31
   days on market $228,519 Active 88 DOM
7. 2026-05-08
   price $228,519 538-char remark

   Show marketing remark (538 chars)

   This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

8. 2026-05-08
   price $228,519

   Show marketing remark (538 chars)

   This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

9. 2026-05-06
   price $230,719 538-char remark

   Show marketing remark (538 chars)

   This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

10. 2026-05-06
    price $232,919 538-char remark

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

11. 2026-05-05
    price $230,719 538-char remark

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

12. 2026-05-05
    price $230,719

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

13. 2026-05-02
    price $232,919 538-char remark

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

14. 2026-05-01
    price $232,919
15. 2026-04-29
    price $234,919
16. 2026-04-28
    price $234,919 538-char remark

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

17. 2026-03-24
    price $237,999 538-char remark

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

18. 2026-03-24
    price $237,999

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

19. 2026-03-14
    price $239,999
20. 2026-03-14
    price $247,999
21. 2026-03-05
    price $239,999 538-char remark

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

22. 2026-03-04
    listed $239,999 Active
23. 2026-02-24
    listed $247,619 Active 538-char remark

    Show marketing remark (538 chars)

    This new two-story home features a generous open floorplan shared between the kitchen, breakfast area and family room on the first level, leading directly out to the rear patio for serene outdoor moments. Perfectly situated upstairs to afford residents maximum privacy from the communal living spaces, there is a total of three bedrooms. Two secondary bedrooms are arranged near a full bathroom with convenient dual sinks, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,500
• − Mortgage interest: −$12,493
• − Property taxes: −$3,345
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$792
• − Depreciation: −$6,488
• Taxable loss: −$5,333
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $-232/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 · 13 photos

Fair 45/100 Cosmetic rehab

This home is in fair condition with good kitchen and bathroom finishes. It needs exterior and interior painting to enhance its curb appeal and value. Flooring replacement would further boost its resale and rental potential.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value
• Resale Paint interior walls — Fresh paint improves aesthetics and can increase home value
• Both Replace flooring — Modern flooring can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Resale Paint interior walls — Fresh paint improves aesthetics and can increase home value ↑
• Both Replace flooring — Modern flooring can increase both resale and rental value ↑

ⓘ 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: Lexington 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Gilbert

• Score: 71/100
• State rank: #52
• US rank: #7008

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,137

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.87%
• Current HPI: 461.9332
• Rent YoY: —
• Metro: —
• 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

-7.7% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $228,519 Zillow
• 2026-05-08 Price Changed $228,519 Consolidated MLS
• 2026-05-06 Price Changed $230,719 Zillow
• 2026-05-06 Price Changed $232,919 Zillow
• 2026-05-05 Price Changed $230,719 Zillow
• 2026-05-05 Price Changed $230,719 Consolidated MLS
• 2026-05-02 Price Changed $232,919 Zillow
• 2026-05-01 Price Changed $232,919 Consolidated MLS
• 2026-04-29 Price Changed $234,919 Consolidated MLS
• 2026-04-28 Price Changed $234,919 Zillow
• 2026-03-24 Price Changed $237,999 Zillow
• 2026-03-24 Price Changed $237,999 Consolidated MLS
• 2026-03-14 Price Changed $239,999 Consolidated MLS
• 2026-03-14 Price Changed $247,999 Consolidated MLS
• 2026-03-05 Price Changed $239,999 Zillow
• 2026-03-04 Listed $239,999 Consolidated MLS
• 2026-02-24 Listed $247,619 Zillow