306 Livesey Ln · Gilbert, SC 29054

$193,509

3 bd · 2.5 ba · 1,346 sqft · Townhouse · 32 Days on market

Built 2025 1,742 sqft lot $118/mo HOA · 7% of rent ↓ 5% 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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Amazing NEW 3-bedroom, 2.5-bath Denali plan located in Gilbert, SC. Enjoy the convenience of nearby shopping, Lake Murray, top-rated schools, with a short drive to Downtown Columbia. This home features elegant quartz countertops in the kitchen, wood-inspired vinyl plank flooring throughout the first floor, and a seamless transition from the living space to the backyard. The open kitchen has spacious counters, white shaker style cabinets with knobs, subway tiled backsplash, and modern stainless-steel appliances; including a gas stove, microwave and dishwasher. @" Blinds throughout the home. All bedrooms are located on the second floor for privacy from the main level. The second-floor ow

Key facts

• $118 HOA
• Garage
• Built 2025

Property features AI

Finance

• HOA & community: Property is part of an association; Association maintains front and back yards, common areas, and provides cable TV

Exterior

• Parking: Attached garage with 1 garage space on the main level
• Utilities: Public sewer; Thermopane windows
• Home design: 2-story home
• Construction: Partial brick above foundation and vinyl exterior; Slab foundation
• Exterior features: Sprinkler system; Full gutters; Partial fencing; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with pantry; Tiled backsplash; Painted cabinets; Quartz countertops; Recessed lighting; Dishwasher; Disposal; Microwave (above stove); Stove exhaust vented outside
• Bedrooms: Master bedroom on second floor with double vanity, private bath, separate shower, walk-in closet, private closet, carpet and luxury vinyl plank flooring; Bedroom 2 on second floor with private closet and carpet; Bedroom 3 on second floor with private closet and carpet
• Flooring: Carpet in bedrooms and some areas; Luxury vinyl plank in great room, kitchen, and other main areas
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central air conditioning; Gas heating on both first and second levels
• Interior features: Garage opener; Smoke detectors; Attic with pull-down access; Attic access; Tankless hot water; Gas water heater; Gas range
• Laundry & utility: Laundry area located on second floor; Laundry space is heated

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $194k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (13.0% below list).
• Recommended offer: $168k (13.0% 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; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,349 (13.0% 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 32 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 9.6

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: 22.3%
• Equity multiple: 2.80×
• Total profit: $97,505
• Equity at exit: $174,328

10-year hold

• IRR: 20.0%
• Equity multiple: 6.42×
• Total profit: $293,609
• Equity at exit: $375,945

Cash invested: $54,183 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$1,015
• Tax est. 1.5%: −$242 /mo · $2,903/yr
• Insurance: −$81
• HOA: −$118
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-125

Break-even live

Break-even rent $1,842

Max offer price $175,372

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-58	+0% $-125	+5% $-192	+10% $-259
Rent	-10% $-258	-5% $-192	+0% $-125	+5% $-59	+10% $8
Rate	-1.0pp $-28	-0.5pp $-76	base $-125	+0.5pp $-175	+1.0pp $-226

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: $48,377
• Closing costs: $5,805
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $118 · $1,416/yr
• Likely covers: gas

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-04-18
   price $193,509
3. 2026-04-14
   price $199,999
4. 2026-04-02
   listed $202,999 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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $20,202
• − Mortgage interest: −$10,840
• − Property taxes: −$2,903
• − Insurance: −$968
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − HOA: −$1,416
• − Depreciation: −$5,629
• Taxable loss: −$4,785
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $-356/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: 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

-4.7% since first listed

4 events — show timeline

• 2026-05-04 Pending — Consolidated MLS
• 2026-04-18 Price Changed $193,509 Consolidated MLS
• 2026-04-14 Price Changed $199,999 Consolidated MLS
• 2026-04-02 Listed $202,999 Consolidated MLS