665 Clementine Run · Gilbert, SC 29054

$315,000

5 bd · 3.0 ba · 2,175 sqft · SingleFamily · 38 Days on market

Built 2025 5,227 sqft lot $44/mo HOA · 2% of rent ↓ 1% 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 +6.5/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0

Listing remarks

* $8500 in closing costs available when using partner lender and preferred attorney * HOME HAS FENCED IN YARD! Located on a coveted corner lot, this two-story home includes five bedrooms and three bathrooms. This Lancaster is a 2175 square-foot home and boasts five bedrooms, including a convenient guest suite on the main floor, catering to modern living needs. Unwind in the expansive primary bedroom, complete with a large shower, while the large living space invites gatherings and relaxation. Three additional bedrooms and a full bath complete the upstairs! Come see this home today! Convenient to nearby Lexington shopping, Lake Murray, top-rated schools, and just a 40-minute drive to downto

Key facts

• Lake murray
• Large living space
• Primary bedroom

Tags

• FENCED IN YARD
• CORNER LOT
• GUEST SUITE
• PRIMARY BEDROOM
• LARGE LIVING SPACE
• LAKE MURRAY

Property features AI

Finance

• Other: Community pool; New construction builder warranty
• HOA & community: Has association; Association maintains common areas and the pool

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public sewer; Public water
• Home design: Slab foundation
• Construction: Slab foundation
• Exterior features: Covered front porch; Covered back porch; Stone and vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Bar and eat-in space; Pantry; Granite countertops; Painted cabinets; Recessed lighting
• Bedrooms: Master bedroom on second level; Bedrooms 2–4 on second level; Bedroom 5 on main level
• Flooring: Luxury vinyl plank flooring in great room and kitchen
• Bathrooms: Three full bathrooms total; Two full secondary bathrooms; One full main bathroom
• Heating & cooling: First-level gas heating; Heat pump on second level; Split system; Zoned HVAC; Central cooling
• Interior features: Smoke detector; Attic with pull-down access; Fireplace (1)
• Laundry & utility: Laundry on second level; Heated laundry space; Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (31.9% below list).
• Recommended offer: $214k (31.9% 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 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 $34k of equity ($2k loan paydown + $32k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $214,500 (31.9% 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 38 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 12.2

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: 19.2%
• Equity multiple: 2.57×
• Total profit: $138,094
• Equity at exit: $283,777

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $433,143
• Equity at exit: $611,976

Cash invested: $88,200 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$44
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-526

Break-even live

Break-even rent $2,811

Max offer price $238,837

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-417	+0% $-526	+5% $-635	+10% $-744
Rent	-10% $-696	-5% $-611	+0% $-526	+5% $-442	+10% $-357
Rate	-1.0pp $-368	-0.5pp $-446	base $-526	+0.5pp $-608	+1.0pp $-691

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Wild Tulip Ct Gilbert, SC	4.0	2.5	2358	$2,145	$0.91	5d	1	0.51mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 13 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   price $315,000
3. 2026-04-24
   price $320,000
4. 2026-04-09
   price $325,000
5. 2026-04-06
   listed $323,306 Active
6. 2026-03-21
   status Pending
7. 2026-02-20
   price $320,000
8. 2026-02-12
   price $321,000
9. 2026-02-03
   price $321,350
10. 2026-01-30
    price $321,150
11. 2026-01-27
    price $322,000
12. 2025-11-19
    price $319,000
13. 2025-10-02
    listed $319,456 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: $25,740
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − HOA: −$528
• − Depreciation: −$9,164
• Taxable loss: −$12,015
• Est. tax savings @ 24.0%: +$2,884
• After-tax cash flow: $-3,433/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

-1.4% since first listed

13 events — show timeline

• 2026-05-14 Pending — Consolidated MLS
• 2026-05-07 Price Changed $315,000 Consolidated MLS
• 2026-04-24 Price Changed $320,000 Consolidated MLS
• 2026-04-09 Price Changed $325,000 Consolidated MLS
• 2026-04-06 Listed $323,306 Consolidated MLS
• 2026-03-21 Pending — Consolidated MLS
• 2026-02-20 Price Changed $320,000 Consolidated MLS
• 2026-02-12 Price Changed $321,000 Consolidated MLS
• 2026-02-03 Price Changed $321,350 Consolidated MLS
• 2026-01-30 Price Changed $321,150 Consolidated MLS
• 2026-01-27 Price Changed $322,000 Consolidated MLS
• 2025-11-19 Price Changed $319,000 Consolidated MLS
• 2025-10-02 Listed $319,456 Consolidated MLS