793 Ben Gunn Run · Gilbert, SC 29054

$243,459

3 bd · 2.5 ba · 1,928 sqft · SingleFamily · 9 Days on market

Built 2026 Excellent condition

---

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).

• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0

Listing remarks

This brand-new two-story home features an inviting open-concept layout on the first floor consisting of a stylish kitchen, breakfast nook and Great Room for seamless entertaining. Three bedrooms are located upstairs, including the expansive owner's suite, which includes dual walk-in closet and an en-suite bathroom. A two-car garage completes the home.

Key facts

• Breakfast nook
• Dual walk-in closet
• Stylish kitchen

Tags

• OPEN-CONCEPT LAYOUT
• STYLISH KITCHEN
• BREAKFAST NOOK
• GREAT ROOM
• OWNER'S SUITE
• DUAL WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $243,459

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (spec new construction)
• Exterior features: Living area approximately 1,928; Address: 793 Ben Gunn Run, Gilbert, SC 29054

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home — Anderson plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $243k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (17.9% below list).
• Recommended offer: $200k (17.9% 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: schools D, amenities F, commute 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.
• Market conditions: 273 active listings in the ZIP; 2 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 $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.
• 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $199,916 (17.9% 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. 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. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.1

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $126,054
• Equity at exit: $219,327

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $376,436
• Equity at exit: $472,987

Cash invested: $68,169 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,277
• Tax est. 1.5%: −$304 /mo · $3,652/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-103

Break-even live

Break-even rent $2,130

Max offer price $228,532

Occupancy floor —

Sensitivity live

Price	-10% $65	-5% $-19	+0% $-103	+5% $-187	+10% $-271
Rent	-10% $-261	-5% $-182	+0% $-103	+5% $-24	+10% $55
Rate	-1.0pp $19	-0.5pp $-41	base $-103	+0.5pp $-166	+1.0pp $-230

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: $60,865
• Closing costs: $7,304
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	12d	1	0.91mi
607 Wild Tulip Ct Gilbert, SC	4.0	2.5	2358	$2,145	$0.91	4d	1	0.93mi

Listing history 7 events

1. 2026-06-18
   days on market $243,459 Active 9 DOM
2. 2026-06-17
   days on market $243,459 Active 8 DOM
3. 2026-06-16
   days on market $243,459 Active 7 DOM
4. 2026-06-15
   days on market $243,459 Active 6 DOM
5. 2026-06-14
   days on market $243,459 Active 4 DOM
6. 2026-06-10
   remarks 353-char remark
7. 2026-06-10
   listed $243,459 Active 1 DOM

ⓘ 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: $23,990
• − Mortgage interest: −$13,637
• − Property taxes: −$3,652
• − Insurance: −$1,217
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$7,082
• Taxable loss: −$5,438
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $67/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 · 12 photos

Excellent 100/100 None rehab

This brand-new two-story home is move-in ready with an excellent condition score and a modern, open-concept layout. It offers a stylish kitchen, two bathrooms, and three bedrooms, including an expansive owner's suite. The home's curb appeal and interior design make it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can improve functionality and attract more buyers/tenants.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve functionality and attract more buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants. ↑

ⓘ 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