Hartwell l Plan · Gilbert, SC 29054

$293,523

4 bd · 2.5 ba · 2,410 sqft · SingleFamily · 129 Days on market

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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 +7.0/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks

The Hartwell welcomes you into a foyer with access to the garage, a mud room, and a flex room that can be used as an office or dining. This area can be upgraded to a fifth bedroom suite. The connected and open kitchen, dining area, and great room provide an eat-at bar, abundant cabinets, and countertops. Located Upstairs are four large bedrooms with walk-in closet space, a full bath, oversized laundry, and a large shower in the Owner's suite private bath.

Key facts

• Foyer
• Dining area
• Flex room

Tags

• FOYER
• MUD ROOM
• FLEX ROOM
• OPEN KITCHEN
• DINING AREA
• GREAT ROOM

Property features AI

Finance

• Financial info: List price $293,523

Exterior

• Parking: 2 parking spaces
• Utilities: Central air
• Home design: Single-family plan (Hartwell I); Address: Gilbert, SC

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Plan: Hartwell I (new construction plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (31.1% below list).
• Recommended offer: $202k (31.1% 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 $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 129 days — a 12% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,324 (31.1% 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 129 days. Have you received any prior offers? Is the seller open to a 31% 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. 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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 12.1

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $132,497
• Equity at exit: $264,429

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $411,785
• Equity at exit: $570,251

Cash invested: $82,186 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$1,539
• Tax est. 1.5%: −$367 /mo · $4,403/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-430

Break-even live

Break-even rent $2,568

Max offer price $231,285

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: $73,381
• Closing costs: $8,806
• 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	11d	1	0.43mi
607 Wild Tulip Ct Gilbert, SC	4.0	2.5	2358	$2,145	$0.91	3d	1	0.46mi

Listing history 13 events

1. 2026-06-18
   days on market $293,523 Active 129 DOM
2. 2026-06-17
   days on market $293,523 Active 128 DOM
3. 2026-06-16
   days on market $293,523 Active 127 DOM
4. 2026-06-15
   days on market $293,523 Active 126 DOM
5. 2026-06-14
   days on market $293,523 Active 124 DOM
6. 2026-06-10
   days on market $293,523 Active 121 DOM
7. 2026-06-09
   days on market $293,523 Active 120 DOM
8. 2026-06-08
   days on market $293,523 Active 119 DOM
9. 2026-06-07
   days on market $293,523 Active 118 DOM
10. 2026-06-03
    days on market $293,523 Active 114 DOM
11. 2026-06-03
    days on market $293,523 Active 113 DOM
12. 2026-06-02
    days on market $293,523 Active 112 DOM
13. 2026-05-31
    days on market $293,523 Active 111 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: $24,279
• − Mortgage interest: −$16,442
• − Property taxes: −$4,403
• − Insurance: −$1,468
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$8,539
• Taxable loss: −$10,457
• Est. tax savings @ 24.0%: +$2,510
• After-tax cash flow: $-2,652/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