410 Windy Farm Rd · Gilbert, SC 29054

$311,000

5 bd · 3.0 ba · 2,386 sqft · SingleFamily · 167 Days on market

Built 2023 0.30 ac lot $100/mo HOA · 4% of rent

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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 +13.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

410 Windy Farm Road provides the perfect blend of space, style, and convenience! Located in the highly sought-after Lexington One School District and zoned for Rocky Creek Elementary, Beechwood Middle, and Lexington High School, this beautifully maintained 2023-built home features 5 bedrooms, 3 full bathrooms, and sits on a huge lot just minutes from everything that Lexington has! Step inside to discover a bright, open-concept layout designed for both everyday living and effortless entertaining. The main level includes a guest bedroom and full bath, ideal for visitors, a home office, or multi-generational living. At the heart of the home, the stunning kitchen showcases granite countertops,

Key facts

• Covered front porch
• Large backyard
• 0.3 acre lot

Tags

• LARGE BACKYARD
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Homeowners association present; Association covers cable TV and common area maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic sewer
• Home design: Two-story home; Brick exterior above foundation; Slab foundation
• Construction: Brick siding above foundation; Slab foundation
• Exterior features: Covered front porch; Rear wood privacy fence

Interior

• Kitchen: Island; Pantry; Granite countertops; Tiled backsplash; Painted cabinets; Microwave above stove; Luxury vinyl plank flooring in kitchen
• Bedrooms: Master bedroom on second level with double vanity, private bath, walk-in closet, ceiling fan, and carpeted floors; Bedroom 2 on main level with shared bath, ceiling fan, and carpeted floors; Bedroom 3 on second level with shared bath, private closet, and carpeted floors; Bedroom 4 on second level with shared bath, private closet, and carpeted floors; Bedroom 5 with private bath, private closet, and carpeted floors
• Flooring: Carpet in bedrooms; Luxury vinyl plank flooring in formal dining, great room, and kitchen
• Bathrooms: Three full bathrooms (including two full secondary baths and one main full bath)
• Heating & cooling: Central cooling with a heat pump on first level; Central heating with gas on first and second levels
• Interior features: Attic access; Recessed lighting throughout main living areas; Loft
• Laundry & utility: Dishwasher; Refrigerator; Free-standing gas range

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $311k.

Deal economics

• At list price, monthly cash flow is $34 ($412/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (16.7% below list).
• Recommended offer: $259k (16.7% 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: Rocky Creek Elementary (math 56% / reading 54%, grade C, #119 of 597 statewide, top 20%, 863 students, 18% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 68% at this address vs 48% district-wide (+20 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; 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 $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $49k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $258,946 (16.7% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.0

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $171,522
• Equity at exit: $280,173

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $503,291
• Equity at exit: $604,205

Cash invested: $87,080 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,589 medium
• Mortgage (P&I): −$1,631
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$130
• HOA: −$100
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $34

Break-even live

Break-even rent $2,546

Max offer price $311,000

Occupancy floor 94%

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: $77,750
• Closing costs: $9,330
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Sundrop St Lexington, SC	4.0	2.5	2321	$2,295	$0.99	3d	1	1.07mi
414 Tulip Way Lexington, SC	5.0	3.5	2632	$2,995	$1.14	14d	1	1.38mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 39 events

1. 2026-06-18
   days on market $311,000 Active 167 DOM
2. 2026-06-17
   days on market $311,000 Active 166 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   pricedays on market $311,000 Active 165 DOM
5. 2026-06-15
   days on market $329,500 Active 164 DOM
6. 2026-06-14
   days on market $329,500 Active 162 DOM
7. 2026-06-10
   pricedays on market $329,500 Active 159 DOM
8. 2026-06-09
   days on market $334,500 Active 158 DOM
9. 2026-06-08
   days on market $334,500 Active 157 DOM
10. 2026-06-07
    days on market $334,500 Active 156 DOM
11. 2026-06-03
    days on market $334,500 Active 152 DOM
12. 2026-06-03
    days on market $334,500 Active 151 DOM
13. 2026-06-02
    days on market $334,500 Active 150 DOM
14. 2026-05-31
    days on market $334,500 Active 149 DOM
15. 2026-05-15
    price $334,500
16. 2026-05-12
    price $343,900
17. 2026-05-01
    price $346,000
18. 2026-04-24
    price $348,000
19. 2026-02-17
    price $350,000
20. 2026-01-02
    listed $359,900 Active
21. 2025-11-14
    price $359,900
22. 2025-11-01
    price $365,000
23. 2025-09-09
    price $372,000
24. 2025-07-24
    listed $375,000 Active
25. 2025-04-24
    soldstatus $335,000
26. 2025-03-16
    status Pending
27. 2025-03-01
    historical Active - Contingent
28. 2025-02-24
    listed $340,000 Active
29. 2025-02-24
    historical
30. 2025-01-23
    listed $340,000 Active
31. 2023-11-28
    status Pending
32. 2023-11-07
    price $301,999
33. 2023-10-27
    price $309,999
34. 2023-10-26
    status Active
35. 2023-09-20
    status Pending
36. 2023-09-20
    price $302,999
37. 2023-08-29
    price $302,999
38. 2023-07-19
    price $312,999
39. 2023-07-15
    listed $324,739 Active

ⓘ 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: $1,810 · $151/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,074
• − Mortgage interest: −$17,421
• − Property taxes: −$1,810
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − HOA: −$1,200
• − Depreciation: −$9,047
• Taxable loss: −$4,931
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $1,596/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

+3.0% since first listed

25 events — show timeline

• 2026-05-15 Price Changed $334,500 Consolidated MLS
• 2026-05-12 Price Changed $343,900 Consolidated MLS
• 2026-05-01 Price Changed $346,000 Consolidated MLS
• 2026-04-24 Price Changed $348,000 Consolidated MLS
• 2026-02-17 Price Changed $350,000 Consolidated MLS
• 2026-01-02 Listed $359,900 Consolidated MLS
• 2025-11-14 Price Changed $359,900 Consolidated MLS
• 2025-11-01 Price Changed $365,000 Consolidated MLS
• 2025-09-09 Price Changed $372,000 Consolidated MLS
• 2025-07-24 Listed $375,000 Consolidated MLS
• 2025-04-24 Sold (Public Records) $335,000 Public Records
• 2025-03-16 Pending — Consolidated MLS
• 2025-03-01 Contingent — Consolidated MLS
• 2025-02-24 Listed $340,000 Consolidated MLS
• 2025-02-24 Delisted — Consolidated MLS
• 2025-01-23 Listed $340,000 Consolidated MLS
• 2023-11-28 Pending — Consolidated MLS
• 2023-11-07 Price Changed $301,999 Consolidated MLS
• 2023-10-27 Price Changed $309,999 Consolidated MLS
• 2023-10-26 Relisted — Consolidated MLS
• 2023-09-20 Pending — Consolidated MLS
• 2023-09-20 Price Changed $302,999 Consolidated MLS
• 2023-08-29 Price Changed $302,999 Consolidated MLS
• 2023-07-19 Price Changed $312,999 Consolidated MLS
• 2023-07-15 Listed $324,739 Consolidated MLS