121 Miller Woods Trl · Gilbert, SC 29070

$245,000

3 bd · 2.0 ba · 1,334 sqft · SingleFamily public records · 72 Days on market

Built 2008 0.51 ac lot Est $284k · 14% under

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Why this score? — see what drove the C- 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 +13.7/15.0
• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Welcome home to this move-in ready, fully renovated gem! This beautifully updated 3-bedroom, 2-bath home features durable LVP flooring and a full suite of brand-new appliances—offering modern comfort and peace of mind from day one. Major system updates include a roof and HVAC system that are only three years old, giving added value and long-term reliability. Step outside and enjoy the spacious . 51-acre lot, perfect for entertaining, relaxing, or giving pets and family plenty of room to roam. Located in the award-winning Lexington 1 School District, this home combines quality, convenience, and location. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who ma

Key facts

• Fully renovated
• Roof and hvac system
• Durable lvp flooring

Tags

• FULLY RENOVATED
• DURABLE LVP FLOORING
• BRAND-NEW APPLIANCES
• ROOF AND HVAC SYSTEM
• SPACIOUS .51-ACRE LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Central cooling; Central and split system heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-51 ($-613/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (25.7% below list).
• Recommended offer: $182k (25.7% 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 Elementary (math 33% / reading 26%, grade F, #399 of 597 statewide, top 69%, 768 students, 45% FRL); Gilbert High (math 37% / reading 83%, grade C+, #109 of 196 statewide, top 55%, 1,118 students, 38% FRL).
• Market conditions: 167 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $207k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,127 (25.7% 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 72 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.74% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $284,142
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Elzie Hallman Rd	0.75mi	3/2.0	1,247 (-6%)	22mo	$266,170	$213	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 2.90×
• Total profit: $130,080
• Equity at exit: $220,715

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $385,432
• Equity at exit: $475,981

Cash invested: $68,600 (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 29070

• Home prices YoY: 3.2%
• Active inventory: 167
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-51

Break-even live

Break-even rent $1,886

Max offer price $235,970

Occupancy floor 98%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $245,000 Active 72 DOM
2. 2026-06-17
   days on market $245,000 Active 71 DOM
3. 2026-06-16
   days on market $245,000 Active 70 DOM
4. 2026-06-15
   days on market $245,000 Active 69 DOM
5. 2026-06-14
   days on market $245,000 Active 67 DOM
6. 2026-06-10
   days on market $245,000 Active 64 DOM
7. 2026-06-09
   days on market $245,000 Active 63 DOM
8. 2026-06-08
   days on market $245,000 Active 62 DOM
9. 2026-06-07
   days on market $245,000 Active 61 DOM
10. 2026-06-03
    days on market $245,000 Active 57 DOM
11. 2026-06-03
    days on market $245,000 Active 56 DOM
12. 2026-06-02
    days on market $245,000 Active 55 DOM
13. 2026-05-31
    days on market $245,000 Active 54 DOM
14. 2026-05-10
    price $245,000
15. 2026-04-07
    listed $250,000 Active
16. 2022-12-02
    soldstatus $207,000
17. 2022-10-01
    historical
18. 2022-10-01
    price $207,000
19. 2022-09-17
    listed $225,000 Active

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,236 · $103/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$160/yr (+$13/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $21,855
• − Mortgage interest: −$13,724
• − Property taxes: −$1,236
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$7,127
• Taxable loss: −$4,954
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $576/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): 15,528

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 (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

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: ▲ 13.72%
• Current HPI: 439.77
• 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

+8.9% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $245,000 Consolidated MLS
• 2026-04-07 Listed $250,000 Consolidated MLS
• 2022-12-02 Sold (Public Records) $207,000 Public Records
• 2022-10-01 Delisted — Consolidated MLS
• 2022-10-01 Price Changed $207,000 Consolidated MLS
• 2022-09-17 Listed $225,000 Consolidated MLS

Property tax history

-5.6%/yr

Latest (2024): $1,236 · +4.4% YoY. Source: county tax records.