2117 Duck Lettuce Ct · Gilbert, SC 29054

$311,900

4 bd · 2.5 ba · 1,800 sqft · SingleFamily · 48 Days on market

Built 2024 6,011 sqft lot $27/mo HOA · 1% of rent

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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
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.4/10.0

Listing remarks

Looking for privacy? Look no further than this stunning home on a gorgeous lot with no nosy neighbors behind you! In addition to privacy, this 3 bedroom, 2.5 bath home provides all the space your family needs. Enjoy all the extra space in the game room! The open floor plan allows you to watch the kids play or do homework while you’re cooking in your massive kitchen—and to make sure they clean up while you relax on the couch. Then, wind down in the walk-in shower in your spacious master bathroom, and curl up in your master bedroom. The 2 additional bedrooms are located down the hall. Just minutes from Centerville Elementary and Gilbert’s middle and high schools, you can en

Key facts

• Open floor plan
• Gorgeous lot
• Walk-in shower

Tags

• GORGEOUS LOT
• GAME ROOM
• OPEN FLOOR PLAN
• MASSIVE KITCHEN
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story single-family home
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Pantry; Granite countertops; Painted cabinets; Dishwasher; Disposal; Icemaker; Refrigerator included; Microwave above stove; Free-standing range; Recessed lighting
• Bedrooms: Primary suite on second floor with private bath and walk-in closet; Bedrooms 2–4 on second floor with shared baths and private closets
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living and dining areas
• Bathrooms: Two full bathrooms; One half bathroom; Second-bath configuration includes two full baths
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic with pull-down access; Recessed lighting throughout
• Laundry & utility: Second-floor laundry hookups (electric); Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-593 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (35.5% below list).
• Recommended offer: $201k (35.5% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($303k) 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 $201,195 (35.5% 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 48 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 12.9

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: 18.5%
• Equity multiple: 2.51×
• Total profit: $132,146
• Equity at exit: $280,984

10-year hold

• IRR: 17.2%
• Equity multiple: 5.80×
• Total profit: $418,943
• Equity at exit: $605,953

Cash invested: $87,332 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,678/yr
• Insurance: −$130
• HOA: −$27
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-593

Break-even live

Break-even rent $2,763

Max offer price $226,088

Occupancy floor —

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: $77,975
• Closing costs: $9,357
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.29mi
607 Wild Tulip Ct Gilbert, SC	4.0	2.5	2358	$2,145	$0.91	3d	1	0.33mi
216 Sundrop St Lexington, SC	4.0	2.5	2321	$2,295	$0.99	3d	1	1.40mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 14 events

1. 2026-06-18
   days on market $311,900 Active 48 DOM
2. 2026-06-17
   days on market $311,900 Active 47 DOM
3. 2026-06-16
   days on market $311,900 Active 46 DOM
4. 2026-06-15
   days on market $311,900 Active 45 DOM
5. 2026-06-14
   days on market $311,900 Active 43 DOM
6. 2026-06-10
   days on market $311,900 Active 40 DOM
7. 2026-06-09
   days on market $311,900 Active 39 DOM
8. 2026-06-08
   days on market $311,900 Active 38 DOM
9. 2026-06-07
   days on market $311,900 Active 37 DOM
10. 2026-06-03
    days on market $311,900 Active 33 DOM
11. 2026-06-03
    days on market $311,900 Active 32 DOM
12. 2026-06-02
    days on market $311,900 Active 31 DOM
13. 2026-05-31
    days on market $311,900 Active 30 DOM
14. 2026-05-01
    listed $311,900 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: $24,143
• − Mortgage interest: −$17,471
• − Property taxes: −$4,678
• − Insurance: −$1,560
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$324
• − Depreciation: −$9,073
• Taxable loss: −$12,826
• Est. tax savings @ 24.0%: +$3,078
• After-tax cash flow: $-4,038/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

1 event — show timeline

• 2026-05-01 Listed $311,900 Consolidated MLS