154 Ruby Prince Rd · Gilbert, SC 29054

$285,000

3 bd · 2.0 ba · 1,459 sqft · SingleFamily · 92 Days on market

Built 2026 7,840 sqft lot $41/mo HOA · 2% of rent ↓ 15% 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
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0

Listing remarks

Welcome to the Move-in Ready Allex floorplan at 154 Ruby Prince Road! The exterior of this home features Hardie Plank siding and partial brick. Inside, the home features 3 bedrooms and 2 bathrooms with a split-bedroom design. This creates plenty of privacy as the primary bedroom is tucked into the back of the home with the remaining 2 bedrooms towards the front. All bedrooms come finished with durable RevWood flooring. The dining area welcomes you into the home off the front foyer with ample natural light. Following the natural flow of the home, the dining area leads into the kitchen and living areas. The kitchen features white cabinetry, stylish gray tile backsplash, and white quartz count

Key facts

• Hardie plank siding
• Brick
• Natural light

Tags

• HARDIE PLANK SIDING
• BRICK
• SPLIT-BEDROOM DESIGN
• NATURAL LIGHT
• WHITE CABINETRY
• TILE BACKSPLASH

Property features AI

Finance

• HOA & community: Community association (association fees cover common area maintenance and green areas)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Partial brick and fiber cement (Hardie Plank) exterior; Slab foundation
• Exterior features: Covered back porch; Full gutters; Automatic sprinkler system; Public water

Interior

• Kitchen: Quartz counters, painted cabinets, tiled backsplash; Eat-in layout; Pantry; Microwave (above stove); Gas free-standing range
• Bedrooms: Master bedroom on main with double vanity, private bath, separate shower, walk-in closet and private water closet; Bedroom 2 on main with shared bath and private closet (carpeted); Bedroom 3 on main with shared bath and private closet (carpeted)
• Flooring: Luxury vinyl plank in main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Gas heating on first level
• Interior features: Luxury vinyl plank flooring in living areas; Tankless hot water; Gas water heater; Backsplash tiled in kitchen; Painted kitchen cabinets; Quartz kitchen countertops; Eat-in kitchen; Pantry
• Laundry & utility: Washer and dryer located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (34.2% below list).
• Recommended offer: $188k (34.2% 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 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 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 $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $52k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $187,500 (34.2% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 34% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.96%
• DSCR: 0.65
• GRM: 12.7

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $121,559
• Equity at exit: $256,751

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $384,590
• Equity at exit: $553,692

Cash invested: $79,800 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$41
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-529

Break-even live

Break-even rent $2,545

Max offer price $208,406

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.71mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 8 events

1. 2026-06-02
   statusdays on market $285,000 Pending 92 DOM
2. 2026-05-31
   days on market $285,000 Active 91 DOM
3. 2026-05-01
   status Active
4. 2026-03-30
   status Pending
5. 2026-03-07
   price $285,000
6. 2026-03-04
   price $287,500
7. 2026-02-19
   price $289,240
8. 2026-01-28
   listed $336,920 Active

ⓘ 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: $22,500
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$492
• − Depreciation: −$8,291
• Taxable loss: −$11,547
• Est. tax savings @ 24.0%: +$2,771
• After-tax cash flow: $-3,580/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

-15.4% since first listed

6 events — show timeline

• 2026-05-01 Relisted — Consolidated MLS
• 2026-03-30 Pending — Consolidated MLS
• 2026-03-07 Price Changed $285,000 Consolidated MLS
• 2026-03-04 Price Changed $287,500 Consolidated MLS
• 2026-02-19 Price Changed $289,240 Consolidated MLS
• 2026-01-28 Listed $336,920 Consolidated MLS