86 Veil Dr · Ridgeland, SC 29936

$368,490

5 bd · 3.0 ba · 2,361 sqft · SingleFamily · 1 Days on market

Built 2026 Excellent condition 0.61 ac lot Est $368k · at est. $58/mo HOA · 2% 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 +7.0/30.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.4/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Introducing the Robie a thoughtfully designed 5-bedroom, 3-bath home with 2,361 square feet of flexible living space and a 2-car garage, perfect for families who crave both space and functionality. Located in The Groves at Bees Creek, this plan is a fan favorite and for good reason. The first floor features a welcoming open layout anchored by a dream-worthy kitchen that's as practical as it is polished. With an abundance of cabinetry, sleek stainless-steel appliances, a large walk-in pantry, and a large island that doubles as a prep space and social hub, it's designed to keep pace with the busiest lifestyles. The adjoining dining and living areas make hosting a breeze, and the main-level bedroom and full bath provide the ideal setup for guests or a home office. Upstairs, the primary suite is a sanctuary, boasting a spacious walk-in closet, double vanity, linen closet and a large walk-in shower. A versatile loft offers extra room for work or play, while three additional bedrooms, a full hall bath, and a convenient upstairs laundry room check all the boxes for everyday ease. With Smart Home Technology, 2 faux wood blinds, and a design that adapts to your life, the Robie delivers the perfect blend of comfort, flexibility, and style. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. More information on programs and options are available for this home

Key facts

• 0.61 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Annual HOA fee of $700

Exterior

• Parking: Attached garage
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Residential property
• Construction: Vinyl siding; Slab foundation; Other roof type; Built area approximately 2,361
• Exterior features: Walking trail access (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Smoke detectors installed
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $368k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (28.9% below list).
• Recommended offer: $262k (28.9% below list) — sets the bar for 1% rule.

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: crime D-, amenities F, commute 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.
• Zoned schools: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 students, 100% FRL); Hardeeville-Ridgeland Middle (math 8% / reading 17%); Ridgeland Secondary Academy of Excellence (math 17% / reading 57%, grade F, #183 of 196 statewide, top 94%, 639 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 359 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,621/mo this rent would consume 64% 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 $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,063 (28.9% 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. 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 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?
5. 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?
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: 0.71% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $368,316
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Veil Dr	0.00mi	5/3.0	2,361 (0%)	1mo	$368,490	$156	99
45 Bottom Board Ct	0.16mi	5/3.0	2,361 (0%)	1mo	$365,490	$155	91
9 Bottom Board Ct	0.09mi	5/3.0	2,361 (0%)	8mo	$384,490	$163	90
26 Bottom Board Ct	0.13mi	5/3.0	2,361 (0%)	5mo	$362,490	$154	90

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: 19.9%
• Equity multiple: 2.62×
• Total profit: $166,738
• Equity at exit: $331,965

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $517,923
• Equity at exit: $715,895

Cash invested: $103,177 (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: 359
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,621 medium
• Mortgage (P&I): −$1,932
• Tax est. 1.5%: −$461 /mo · $5,527/yr
• Insurance: −$154
• HOA: −$58
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-534

Break-even live

Break-even rent $3,297

Max offer price $291,183

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-407	+0% $-534	+5% $-662	+10% $-789
Rent	-10% $-741	-5% $-638	+0% $-534	+5% $-431	+10% $-327
Rate	-1.0pp $-349	-0.5pp $-441	base $-534	+0.5pp $-630	+1.0pp $-727

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: $92,122
• Closing costs: $11,055
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 4 events

1. 2026-04-27
   status Pending 1683-char remark

   Show marketing remark (1683 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Introducing the Robie a thoughtfully designed 5-bedroom, 3-bath home with 2,361 square feet of flexible living space and a 2-car garage, perfect for families who crave both space and functionality. Located in The Groves at Bees Creek, this plan is a fan favorite and for good reason. The first floor features a welcoming open layout anchored by a dream-worthy kitchen that's as practical as it is polished. With an abundance of cabinetry, sleek stainless-steel appliances, a large walk-in pantry, and a large island that doubles as a prep space and social hub, it's designed to keep pace with the busiest lifestyles. The adjoining dining and living areas make hosting a breeze, and the main-level bedroom and full bath provide the ideal setup for guests or a home office. Upstairs, the primary suite is a sanctuary, boasting a spacious walk-in closet, double vanity, linen closet and a large walk-in shower. A versatile loft offers extra room for work or play, while three additional bedrooms, a full hall bath, and a convenient upstairs laundry room check all the boxes for everyday ease. With Smart Home Technology, 2 faux wood blinds, and a design that adapts to your life, the Robie delivers the perfect blend of comfort, flexibility, and style. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. More information on programs and options are available for this home

2. 2026-04-27
   status Pending

   Show marketing remark (1683 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Introducing the Robie a thoughtfully designed 5-bedroom, 3-bath home with 2,361 square feet of flexible living space and a 2-car garage, perfect for families who crave both space and functionality. Located in The Groves at Bees Creek, this plan is a fan favorite and for good reason. The first floor features a welcoming open layout anchored by a dream-worthy kitchen that's as practical as it is polished. With an abundance of cabinetry, sleek stainless-steel appliances, a large walk-in pantry, and a large island that doubles as a prep space and social hub, it's designed to keep pace with the busiest lifestyles. The adjoining dining and living areas make hosting a breeze, and the main-level bedroom and full bath provide the ideal setup for guests or a home office. Upstairs, the primary suite is a sanctuary, boasting a spacious walk-in closet, double vanity, linen closet and a large walk-in shower. A versatile loft offers extra room for work or play, while three additional bedrooms, a full hall bath, and a convenient upstairs laundry room check all the boxes for everyday ease. With Smart Home Technology, 2 faux wood blinds, and a design that adapts to your life, the Robie delivers the perfect blend of comfort, flexibility, and style. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. More information on programs and options are available for this home

3. 2026-04-27
   listed $368,490 Active 1683-char remark

   Show marketing remark (1683 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Introducing the Robie a thoughtfully designed 5-bedroom, 3-bath home with 2,361 square feet of flexible living space and a 2-car garage, perfect for families who crave both space and functionality. Located in The Groves at Bees Creek, this plan is a fan favorite and for good reason. The first floor features a welcoming open layout anchored by a dream-worthy kitchen that's as practical as it is polished. With an abundance of cabinetry, sleek stainless-steel appliances, a large walk-in pantry, and a large island that doubles as a prep space and social hub, it's designed to keep pace with the busiest lifestyles. The adjoining dining and living areas make hosting a breeze, and the main-level bedroom and full bath provide the ideal setup for guests or a home office. Upstairs, the primary suite is a sanctuary, boasting a spacious walk-in closet, double vanity, linen closet and a large walk-in shower. A versatile loft offers extra room for work or play, while three additional bedrooms, a full hall bath, and a convenient upstairs laundry room check all the boxes for everyday ease. With Smart Home Technology, 2 faux wood blinds, and a design that adapts to your life, the Robie delivers the perfect blend of comfort, flexibility, and style. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. More information on programs and options are available for this home

4. 2026-04-23
   listed $368,490 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 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: $31,448
• − Mortgage interest: −$20,641
• − Property taxes: −$5,527
• − Insurance: −$1,842
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − HOA: −$696
• − Depreciation: −$10,720
• Taxable loss: −$13,011
• Est. tax savings @ 24.0%: +$3,123
• After-tax cash flow: $-3,288/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior and interior. It is move-in ready and would benefit from minor aesthetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add smart home technology — Improves convenience and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add smart home technology — Improves convenience and adds modern appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — RSMLS
• 2026-04-27 Pending — LRMLS
• 2026-04-27 Listed $368,490 RSMLS
• 2026-04-23 Listed $368,490 LRMLS