14 Huquenin Ln · Hardeeville, SC 29909

$270,000

2 bd · 2.0 ba · 1,228 sqft · Townhouse public records · 51 Days on market

Built 1997 2,613 sqft lot $220/sqft · 9% below area Est $298k · 9% under

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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 +20.1/30.0
• ARV discount +11.7/15.0
• DSCR +6.4/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-bedrοom, twο-bаth Ѕummerton Villа wіth a patio.

Key facts

• 2 garage spots
• Community pool
• Built 1997

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/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 $243k (10.1% below list).
• Recommended offer: $243k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.6% in Hardeeville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#136 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+, housing B+; Watch: schools F, amenities F, commute F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.3%/yr); 650 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 32% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago 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.
• Current owner paid $120k; list at $270k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,725 (10.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $297,908
• List price: $270,000
• Delta: -9.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Huquenin Ln	0.07mi	2/2.0	1,246 (+2%)	6mo	$240,000	$193	89
36 Purry Cir	0.12mi	2/2.0	1,210 (-2%)	9mo	$210,000	$174	84
4 Huquenin Ct	0.05mi	2/2.0	1,151 (-6%)	10mo	$260,000	$226	79
16 Seaford Pl	0.27mi	2/2.0	1,247 (+2%)	8mo	$330,000	$265	79
42 Purry Cir	0.12mi	2/2.0	1,169 (-5%)	11mo	$230,000	$197	78
8 Purry Cir	0.09mi	2/2.0	1,133 (-8%)	9mo	$275,000	$243	75
16 Huquenin Ln	0.01mi	2/2.0	1,089 (-11%)	10mo	$200,000	$184	73
89 Padgett Dr	0.42mi	2/2.0	1,246 (+2%)	10mo	$274,000	$220	69
30 Zubler St	0.11mi	2/2.0	1,053 (-14%)	7mo	$249,000	$236	66
48 Purry Cir	0.13mi	2/2.0	1,396 (+14%)	12mo	$245,000	$176	61
12 Padgett Ct	0.33mi	2/2.0	1,350 (+10%)	9mo	$275,000	$204	61
60 Padgett Dr	0.50mi	2/2.0	1,089 (-11%)	7mo	$240,000	$220	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-9,682
• Equity at exit: $40,258

10-year hold

• IRR: 10.8%
• Equity multiple: 2.02×
• Total profit: $76,922
• Equity at exit: $23,345

Cash invested: $75,600 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 650
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,427 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $336

Break-even live

Break-even rent $2,002

Max offer price $270,000

Occupancy floor 81%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	43d	1	0.09mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	21d	1	0.15mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	43d	1	0.50mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	13d	1	0.63mi

Listing history 23 events

1. 2026-06-18
   days on market $270,000 Active 51 DOM
2. 2026-06-17
   days on market $270,000 Active 50 DOM
3. 2026-06-16
   days on market $270,000 Active 49 DOM
4. 2026-06-15
   days on market $270,000 Active 48 DOM
5. 2026-06-14
   days on market $270,000 Active 46 DOM
6. 2026-06-13
   days on market $270,000 Active 45 DOM
7. 2026-06-10
   days on market $270,000 Active 43 DOM
8. 2026-06-09
   days on market $270,000 Active 42 DOM
9. 2026-06-08
   days on market $270,000 Active 41 DOM
10. 2026-06-07
    days on market $270,000 Active 40 DOM
11. 2026-06-05
    days on market $270,000 Active 37 DOM
12. 2026-06-03
    days on market $270,000 Active 36 DOM
13. 2026-06-02
    days on market $270,000 Active 35 DOM
14. 2026-06-01
    days on market $270,000 Active 34 DOM
15. 2026-05-31
    days on market $270,000 Active 33 DOM
16. 2026-05-01
    status Active 67-char remark

    Show marketing remark (67 chars)

    Two-bedrοom, twο-bаth Ѕummerton Villа wіth a patio.

17. 2026-04-16
    historical 67-char remark

    Show marketing remark (67 chars)

    Two-bedrοom, twο-bаth Ѕummerton Villа wіth a patio.

18. 2026-04-15
    listed $270,000 Active 51-char remark

    Show marketing remark (67 chars)

    Two-bedrοom, twο-bаth Ѕummerton Villа wіth a patio.

19. 2026-04-15
    listed $270,000 Active 67-char remark

    Show marketing remark (67 chars)

    Two-bedrοom, twο-bаth Ѕummerton Villа wіth a patio.

20. 2008-12-31
    soldstatus $120,000
21. 2008-12-29
    soldstatus $120,000
22. 2008-04-04
    listed $139,999
23. 1997-10-22
    soldstatus $123,359

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$898/yr (+$75/mo · 140.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,127
• − Mortgage interest: −$15,124
• − Property taxes: −$641
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$7,855
• Taxable loss: −$503
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $4,149/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Hardeeville

• Score: 65/100
• State rank: #136
• US rank: #13105

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment B Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 24,003
• Household income: $91,294
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 268.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.99%
• Current HPI: 196.0491
• Rent YoY: ▲ 9.31%
• Metro: Hilton Head Island-Bluffton, SC
• 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

+118.9% since first listed

8 events — show timeline

• 2026-05-01 Relisted — RSMLS
• 2026-04-16 Delisted — RSMLS
• 2026-04-15 Listed $270,000 LRMLS
• 2026-04-15 Listed $270,000 RSMLS
• 2008-12-31 Sold (Public Records) $120,000 Public Records
• 2008-12-29 Sold (MLS) $120,000 RSMLS
• 2008-04-04 Listed $139,999 RSMLS
• 1997-10-22 Sold (Public Records) $123,359 Public Records

Property tax history

+5.0%/yr

Latest (2025): $641 · -0.1% YoY. Source: county tax records.