320 Livesey Ln · Gilbert, SC 29054

$236,659

3 bd · 2.5 ba · 1,346 sqft · Townhouse · 31 Days on market

Built 2025 Excellent condition 1,742 sqft lot $118/mo HOA · 7% 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 +6.3/30.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.6/10.0

Listing remarks MLS

The first floor of this new two-story townhome is host to an inviting open-concept layout that combines the kitchen with the living and dining areas. Upstairs are three bedrooms, including the luxe owner's suite, complete with an en-suite bathroom and walk-in closet.

Key facts

• Quartz countertops
• Walk in closet
• Vinyl plank flooring

Tags

• QUARTZ COUNTERTOPS
• VINYL PLANK FLOORING
• WHITE SHAKER STYLE CABINETS
• SUBWAY TILED BACKSPLASH
• WALK IN CLOSET
• DOUBLE VANITY BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association; Association maintains front and back yards and common areas; Cable TV included in association services

Exterior

• Parking: Attached garage with 1 garage space (garage on main level)
• Utilities: Public sewer; Thermopane (energy-efficient) windows
• Home design: Two-story home
• Construction: Partial brick above foundation and vinyl exterior finish; Slab foundation
• Exterior features: Sprinkler system; Full gutters; Partial fencing; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with pantry; Tiled backsplash; Painted cabinets; Quartz countertops; Recessed lighting; Luxury vinyl plank flooring; Dishwasher; Disposal; Microwave above stove; Gas range; Stove exhaust vented outside
• Bedrooms: Master bedroom with double vanity, private bath, separate shower, walk-in closet, private closet, and carpet and luxury vinyl plank flooring (located on the second floor); Bedroom 2 with private closet and carpet (located on the second floor); Bedroom 3 with private closet and carpet (located on the second floor)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central cooling; Gas heating on first and second levels
• Interior features: Garage opener; Smoke detector; Attic with pull-down access; Attic access
• Laundry & utility: Heated laundry space (washer/dryer located on the second floor); Tankless gas water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $237k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (28.9% below list).
• Recommended offer: $168k (28.9% 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: 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 Middle (math 26% / reading 36%, grade F, #128 of 229 statewide, top 58%, 822 students, 40% FRL); Gilbert High (math 37% / reading 83%, grade C+, #109 of 196 statewide, top 55%, 1,118 students, 38% FRL).
• Market conditions: 280 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 $25k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $168,349 (28.9% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.67%
• DSCR: 0.66
• GRM: 11.7

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $102,013
• Equity at exit: $213,201

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $321,820
• Equity at exit: $459,776

Cash invested: $66,265 (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: 280
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$1,241
• Tax est. 1.5%: −$296 /mo · $3,550/yr
• Insurance: −$99
• HOA: −$118
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-424

Break-even live

Break-even rent $2,220

Max offer price $175,372

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-342	+0% $-424	+5% $-505	+10% $-587
Rent	-10% $-557	-5% $-490	+0% $-424	+5% $-357	+10% $-291
Rate	-1.0pp $-304	-0.5pp $-363	base $-424	+0.5pp $-485	+1.0pp $-547

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: $59,165
• Closing costs: $7,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $118 · $1,416/yr

Listing history 17 events

1. 2026-06-22
   days on market $236,659 Active 31 DOM
2. 2026-06-18
   days on market $236,659 Active 28 DOM
3. 2026-06-17
   days on market $236,659 Active 27 DOM
4. 2026-06-16
   days on market $236,659 Active 26 DOM
5. 2026-06-15
   days on market $236,659 Active 25 DOM
6. 2026-06-14
   days on market $236,659 Active 23 DOM
7. 2026-06-10
   days on market $236,659 Active 20 DOM
8. 2026-06-09
   days on market $236,659 Active 19 DOM
9. 2026-06-09
   price $236,659 Active 18 DOM
10. 2026-06-08
    days on market $226,659 Active 18 DOM
11. 2026-06-07
    days on market $226,659 Active 17 DOM
12. 2026-06-03
    days on market $226,659 Active 13 DOM
13. 2026-06-03
    days on market $226,659 Active 12 DOM
14. 2026-06-02
    days on market $226,659 Active 11 DOM
15. 2026-05-31
    days on market $226,659 Active 10 DOM
16. 2026-05-21
    listed $226,659 Active
17. 2026-05-19
    listed $226,659 Active 267-char remark

    Show marketing remark (267 chars)

    The first floor of this new two-story townhome is host to an inviting open-concept layout that combines the kitchen with the living and dining areas. Upstairs are three bedrooms, including the luxe owner's suite, complete with an en-suite bathroom and walk-in closet.

ⓘ 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: $20,202
• − Mortgage interest: −$13,257
• − Property taxes: −$3,550
• − Insurance: −$1,183
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − HOA: −$1,416
• − Depreciation: −$6,885
• Taxable loss: −$9,321
• Est. tax savings @ 24.0%: +$2,237
• After-tax cash flow: $-2,845/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with a good layout and modern finishes. It is move-in ready and has the potential for further value increases through landscaping and smart home upgrades.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Add smart home features — Improves convenience and could increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add smart home features — Improves convenience and could increase rental value ↑

ⓘ 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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $226,659 Consolidated MLS
• 2026-05-19 Listed $226,659 Zillow