7286 Main St · Ridgeland, SC 29936

$195,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 19 Days on market

Built 1975 0.27 ac lot Est $257k · 24% under

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Why this score? — see what drove the B 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 +23.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Conveniently located & Move-in Ready! 3 Bedroom Bungalow Style Home with large covered front porch, new roof, and new windows. Split floor plan with brand new laminate flooring throughout main living area and new carpet in all 3 bedrooms. Complete with screened in back porch, large workshop, 2nd shed, and privacy fence.

Key facts

• Covered front porch
• Generous lot
• Fresh paint

Tags

• COVERED FRONT PORCH
• UPDATED FLOORING
• FRESH PAINT
• FUNCTIONAL LAYOUT
• GENEROUS LOT

Property features AI

Finance

• Other: Property sits on a 0.27-acre lot; One lot
• Financial info:
• HOA & community:

Exterior

• Parking: Driveway
• Security:
• Utilities: Public water; Water available
• Home design: Single-story property
• Construction: Metal roof; Wood siding construction; Built as other/builder model
• Exterior features: Front porch; Has view

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Main level primary bedroom; Multiple closets
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.5% in Ridgeland — 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 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Jasper 01 (rural): math 12% / reading 22% proficiency, ranked #77 of 80 in SC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 358 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,090/mo this rent would consume 51% of the median local household income ($49k/yr) (locally 395% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $72k; list at $195k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $257,088
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 First Ave	0.10mi	3/2.0	1,300 (+5%)	5mo	$227,900	$175	78
313 1st Ave	0.13mi	3/2.0	1,320 (+7%)	3mo	$275,000	$208	76
260 Weathersbee St	0.34mi	3/2.0	1,158 (-6%)	0mo	$269,900	$233	69
124 Hagin Dr	0.36mi	3/2.0	1,217 (-2%)	11mo	$293,000	$241	68
778 Third Ave	0.35mi	2/1.0 (-1)	1,195 (-3%)	15mo	$175,000	$146	60
113 E Smith St	0.65mi	2/1.0 (-1)	1,209 (-2%)	13mo	$205,000	$170	50
1335 E Adams St	0.61mi	3/1.5	1,309 (+6%)	22mo	$265,000	$202	42
430 Live Oak Rd	0.64mi	3/2.0	1,400 (+13%)	11mo	$338,500	$242	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 3.38×
• Total profit: $129,938
• Equity at exit: $175,671

10-year hold

• IRR: 26.2%
• Equity multiple: 7.67×
• Total profit: $363,949
• Equity at exit: $378,842

Cash invested: $54,600 (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 29936

• Home prices YoY: 33.1%
• Active inventory: 358
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $373

Break-even live

Break-even rent $1,618

Max offer price $195,000

Occupancy floor 77%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-09
   historical Active Under Contract
2. 2026-04-20
   listed $195,000 Active
3. 2017-09-06
   soldstatus $72,000
4. 2017-08-31
   soldstatus $72,000 325-char remark

   Show marketing remark (327 chars)

   Conveniently located & Move-in Ready! 3 Bedroom Bungalow Style Home with large covered front porch, new roof, and new windows. Split floor plan with brand new laminate flooring throughout main living area and new carpet in all 3 bedrooms. Complete with screened in back porch, large workshop, 2nd shed, and privacy fence.

5. 2017-08-31
   soldstatus $72,000 327-char remark

   Show marketing remark (327 chars)

   Conveniently located & Move-in Ready! 3 Bedroom Bungalow Style Home with large covered front porch, new roof, and new windows. Split floor plan with brand new laminate flooring throughout main living area and new carpet in all 3 bedrooms. Complete with screened in back porch, large workshop, 2nd shed, and privacy fence.

6. 2017-05-31
   listed $78,200 325-char remark

   Show marketing remark (325 chars)

   Conveniently located & Move-in Ready! 3 Bedroom Bungalow Style Home with large covered front porch, new roof, and new windows. Split floor plan with brand new laminate flooring throughout main living area and new carpet in all 3 bedrooms. Complete with screened in back porch, large workshop, 2nd shed, and privacy fence.

7. 2017-05-30
   listed $78,200 327-char remark

   Show marketing remark (327 chars)

   Conveniently located & Move-in Ready! 3 Bedroom Bungalow Style Home with large covered front porch, new roof, and new windows. Split floor plan with brand new laminate flooring throughout main living area and new carpet in all 3 bedrooms. Complete with screened in back porch, large workshop, 2nd shed, and privacy fence.

8. 2017-03-27
   historical
9. 2017-01-24
   listed $79,200
10. 2006-06-01
    soldstatus $77,000

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $25,083
• − Mortgage interest: −$10,923
• − Property taxes: −$2,096
• − Insurance: −$975
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$5,673
• Taxable income: $1,404
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $4,137/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: Jasper 01
• NCES district ID: 4502520
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $37,878
• Composite: 14.23/100
• National rank: #9450
• State rank: #77 of 80 in SC

Livability — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgeland, SC
• County: Jasper County · 26,362 people
• City population: 14,989
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 14,989
• Household income: $48,986
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 395.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 34,428 people
• By 2030: 37,718 · +9.6%
• By 2040: 44,061 · +28.0%
• By 2050: 50,302 · +46.1%
• By 2075: 66,869 · +94.2%
• By 2100: 110,455 · +220.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+9.6) · D 44.7% · R 54.3% · Other 1.0%
• 2008→2024 swing: -32.5pp toward R · 2008: 22.9pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: D+0.8 2016: D+11.9 2012: D+15.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 88.70%
• Current HPI: 356.5493
• Rent YoY: —
• 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

+153.2% since first listed

10 events — show timeline

• 2026-05-09 Contingent — RSMLS
• 2026-04-20 Listed $195,000 RSMLS
• 2017-09-06 Sold (Public Records) $72,000 Public Records
• 2017-08-31 Sold (MLS) $72,000 RSMLS
• 2017-08-31 Sold (MLS) $72,000 LRMLS
• 2017-05-31 Listed $78,200 LRMLS
• 2017-05-30 Listed $78,200 RSMLS
• 2017-03-27 Listing Removed — Hive MLS
• 2017-01-24 Listed $79,200 Hive MLS
• 2006-06-01 Sold (Public Records) $77,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,096 · +0.6% YoY. Source: county tax records.