713 Sapodilla Ln · Gilbert, SC 29054

$252,500

3 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 85 Days on market

Built 2022 6,534 sqft lot $25/mo HOA · 1% 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).

• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Welcome to this beautiful 3-bedroom, 2-bath home in Finlay Farms in Gilbert, possessing the perfect blend of comfort, convenience, and location. Just minutes from Lexington and Columbia shopping, dining, and entertainment, this home provides easy access to everything the Midlands has while still enjoying the charm of a quiet neighborhood. Step inside to a bright open floor plan designed for modern living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating an inviting layout perfect for gatherings, family time, or relaxing evenings at home. The home features three well-sized bedrooms, including a comfortable primary suite with a private bat

Key facts

• Open floor plan
• Community playground
• 6,534 sq ft lot

Tags

• OPEN FLOOR PLAN
• COMMUNITY PLAYGROUND
• EASY ACCESS TO HIGHWAY 1
• ACCESS TO SOUTHSHORE MARINA
• MINUTES FROM LEXINGTON
• MINUTES FROM COLUMBIA

Property features AI

Finance

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

Exterior

• Parking: Attached garage on main level with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-story home; House faces east
• Construction: Vinyl exterior finish; Slab foundation
• Exterior features: Covered front porch; Patio; Privacy wood fence

Interior

• Kitchen: Eat-in kitchen with pantry; Granite countertops; Painted cabinets; Vinyl flooring; Recessed lights; Dishwasher; Disposal; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on main level with private bath, walk-in closet, ceiling fan and carpeted floors; Bedroom 2 on main level with shared bath, tub/shower, private closet and carpeted floors; Bedroom 3 on main level with shared bath, tub/shower, private closet and carpeted floors
• Flooring: Carpet in bedrooms and living areas; Vinyl in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Attic with pull-down access; Ceiling fans in master bedroom and living room; Cathedral ceilings in the living room; Recessed lighting
• Laundry & utility: Mud room laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (25.7% below list).
• Recommended offer: $188k (25.7% 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: 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $187,500 (25.7% 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 85 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 11.2

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $130,729
• Equity at exit: $227,472

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $390,123
• Equity at exit: $490,552

Cash invested: $70,700 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,324
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$105
• HOA: −$25
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-106

Break-even live

Break-even rent $2,009

Max offer price $233,861

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: $63,125
• Closing costs: $7,575
• 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	0.08mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 17 events

1. 2026-06-07
   statusdays on market $252,500 Pending 85 DOM
2. 2026-06-03
   days on market $252,500 Contingent On Closing 83 DOM
3. 2026-06-03
   days on market $252,500 Contingent On Closing 82 DOM
4. 2026-06-02
   days on market $252,500 Contingent On Closing 81 DOM
5. 2026-05-31
   days on market $252,500 Contingent On Closing 80 DOM
6. 2026-05-11
   historical Contingent On Closing
7. 2026-04-30
   price $252,500
8. 2026-04-15
   price $257,500
9. 2026-03-27
   price $262,500
10. 2026-03-12
    listed $272,500 Active
11. 2025-07-12
    price $257,500
12. 2025-06-21
    price $260,000
13. 2025-05-23
    price $265,000
14. 2025-05-09
    price $272,500
15. 2025-05-01
    listed $282,500 Active
16. 2022-02-24
    listed $265,900
17. 2021-08-25
    soldstatus $1,112,400

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 62% 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: $22,500
• − Mortgage interest: −$14,144
• − Property taxes: −$1,589
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$300
• − Depreciation: −$7,345
• Taxable loss: −$5,741
• Est. tax savings @ 24.0%: +$1,378
• After-tax cash flow: $112/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

-77.3% since first listed

12 events — show timeline

• 2026-05-11 Contingent — Consolidated MLS
• 2026-04-30 Price Changed $252,500 Consolidated MLS
• 2026-04-15 Price Changed $257,500 Consolidated MLS
• 2026-03-27 Price Changed $262,500 Consolidated MLS
• 2026-03-12 Listed $272,500 Consolidated MLS
• 2025-07-12 Price Changed $257,500 Consolidated MLS
• 2025-06-21 Price Changed $260,000 Consolidated MLS
• 2025-05-23 Price Changed $265,000 Consolidated MLS
• 2025-05-09 Price Changed $272,500 Consolidated MLS
• 2025-05-01 Listed $282,500 Consolidated MLS
• 2022-02-24 Listed $265,900 Consolidated MLS
• 2021-08-25 Sold (Public Records) $1,112,400 Public Records

Property tax history

+272.6%/yr

Latest (2024): $1,589 · +4.4% YoY. Source: county tax records.