2013 Crimson Glow Ct · Gilbert, SC 29054

$272,900

3 bd · 2.0 ba · 1,552 sqft · SingleFamily · 3 Days on market

Built 2025 8,581 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• 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 +1.0/10.0

Listing remarks

This is a must see new home to capture the perfectly designed layout. Plenty of natural light, covered back porch and tons of storage, are just a few of the highlights! The kitchen pantry is exceptional. Ease of entertaining is a high light of this plan. Beautiful included upgrades you are sure to appreciate such as a full suite of kitchen appliances with natural gas range, beautiful cabinetry - all soft close. So many upgrades at no extra cost! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Kitchen pantry
• Soft close cabinetry
• Natural gas range

Tags

• COVERED BACK PORCH
• KITCHEN PANTRY
• NATURAL GAS RANGE
• SOFT CLOSE CABINETRY

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Pantry; Granite countertops; Painted cabinets; Recessed lighting; Luxury vinyl plank flooring; Dishwasher; Disposal; Icemaker; Refrigerator; Microwave above stove; Free-standing gas range
• Bedrooms: Master bedroom on main level with private bath, private closet, recessed lighting, and carpeted floors; Second bedroom on main level with shared bath, private closet, recessed lighting, and carpeted floors; Third bedroom on main level with shared bath, private closet, recessed lighting, and carpeted floors
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living areas and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Ceiling fans; Recessed lighting throughout; Garage opener; Smoke detector; Attic with pull-down access; Tankless hot water; Gas water heater
• Laundry & utility: Main-level laundry with electric hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (31.3% below list).
• Recommended offer: $188k (31.3% 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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $187,500 (31.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.69% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• 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: 19.5%
• Equity multiple: 2.59×
• Total profit: $121,304
• Equity at exit: $245,850

10-year hold

• IRR: 17.9%
• Equity multiple: 5.96×
• Total profit: $378,830
• Equity at exit: $530,185

Cash invested: $76,412 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,094/yr
• Insurance: −$114
• HOA: −$25
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-430

Break-even live

Break-even rent $2,419

Max offer price $210,722

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-335	+0% $-430	+5% $-524	+10% $-618
Rent	-10% $-578	-5% $-504	+0% $-430	+5% $-356	+10% $-282
Rate	-1.0pp $-292	-0.5pp $-360	base $-430	+0.5pp $-500	+1.0pp $-572

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: $68,225
• Closing costs: $8,187
• 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	13d	1	0.21mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-14
   listed $272,900 Active
3. 2026-05-04
   status Pending
4. 2026-05-01
   listed $272,900 Active

ⓘ 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: $22,500
• − Mortgage interest: −$15,287
• − Property taxes: −$4,094
• − Insurance: −$1,364
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$300
• − Depreciation: −$7,939
• Taxable loss: −$10,084
• Est. tax savings @ 24.0%: +$2,420
• After-tax cash flow: $-2,736/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

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — Consolidated MLS
• 2026-05-14 Listed $272,900 Consolidated MLS
• 2026-05-04 Pending — Consolidated MLS
• 2026-05-01 Listed $272,900 Consolidated MLS