236 Drawdebil Ct · Gilbert, SC 29054

$289,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 28 Days on market

Built 1992 1.00 ac lot

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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 +7.4/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0

Listing remarks

Welcome to your slice of country living in Gilbert! Situated on a generous 1-acre lot, this 3-bedroom, 2-bath home has been thoughtfully updated and is move-in ready. Inside, you’ll find fresh paint, brand-new windows, brand new HVAC installed May 2026 and stylish LVP flooring that runs throughout the entire home. The primary suite features large windows bringing in tons of natural light, a private bath with a newly added walk in closet. Step outside to the screened-in porch—perfect for relaxing while overlooking the large backyard and peaceful horse pasture just beyond. This property truly stands out with its versatile outdoor features. A detached storage shed has been finished

Key facts

• Fresh paint
• Private bath
• 1 acre lot

Tags

• 1 ACRE LOT
• FRESH PAINT
• NEW WINDOWS
• LVP FLOORING
• PRIVATE BATH
• WALK IN CLOSET

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Private well water; Septic sewer
• Home design: Single-story home; Crawlspace foundation
• Construction: Crawlspace foundation; Vinyl exterior
• Exterior features: Vinyl exterior; Rear chain-link fence

Interior

• Kitchen: Granite countertops; Luxury vinyl plank flooring
• Bedrooms: Master bedroom on main level with walk-in closet, ceiling fan, and luxury vinyl plank floors; Bedroom 2 with walk-in closet, ceiling fan, and luxury vinyl plank floors; Bedroom 3 with walk-in closet, ceiling fan, and luxury vinyl plank floors
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included; Granite countertops
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (41.2% below list).
• Recommended offer: $170k (41.2% 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: 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $148k; list at $290k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $170,343 (41.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.59% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 14.2

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $134,217
• Equity at exit: $261,165

10-year hold

• IRR: 18.6%
• Equity multiple: 6.09×
• Total profit: $413,441
• Equity at exit: $563,212

Cash invested: $81,172 (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: 14.2×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-369

Break-even live

Break-even rent $2,171

Max offer price $224,668

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-01
   status Active
2. 2026-04-21
   status Pending
3. 2026-04-16
   listed $289,900 Active
4. 2020-05-18
   soldstatus $148,500
5. 2020-04-02
   historical
6. 2020-03-27
   historical Active - Contingent
7. 2020-03-24
   price $150,000
8. 2020-02-28
   price $155,000
9. 2020-02-28
   listed $150,000 Active
10. 2007-04-04
    soldstatus $106,000
11. 2007-02-23
    soldstatus $79,918
12. 2003-09-26
    soldstatus $87,000
13. 1995-03-01
    soldstatus $72,888
14. 1992-11-01
    soldstatus $73,900

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$765/yr (+$64/mo · 86.3%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $20,441
• − Mortgage interest: −$16,239
• − Property taxes: −$887
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$8,433
• Taxable loss: −$9,838
• Est. tax savings @ 24.0%: +$2,361
• After-tax cash flow: $-2,070/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

+292.3% since first listed

14 events — show timeline

• 2026-05-01 Relisted — Consolidated MLS
• 2026-04-21 Pending — Consolidated MLS
• 2026-04-16 Listed $289,900 Consolidated MLS
• 2020-05-18 Sold (Public Records) $148,500 Public Records
• 2020-04-02 Delisted — Consolidated MLS
• 2020-03-27 Contingent — Consolidated MLS
• 2020-03-24 Price Changed $150,000 Consolidated MLS
• 2020-02-28 Price Changed $155,000 Consolidated MLS
• 2020-02-28 Listed $150,000 Consolidated MLS
• 2007-04-04 Sold (Public Records) $106,000 Public Records
• 2007-02-23 Sold (Public Records) $79,918 Public Records
• 2003-09-26 Sold (Public Records) $87,000 Public Records
• 1995-03-01 Sold (Public Records) $72,888 Public Records
• 1992-11-01 Sold (Public Records) $73,900 Public Records

Property tax history

-6.9%/yr

Latest (2024): $887 · +4.4% YoY. Source: county tax records.