58 Padgett Dr · Hardeeville, SC 29909

$279,000

2 bd · 2.0 ba · 1,246 sqft · Townhouse public records · 56 Days on market

Built 1996 $224/sqft · 6% below area Est $298k · 6% 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 +18.3/30.0
• ARV discount +10.3/15.0
• DSCR +5.8/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy walk to all amenities. Totally redone kitchen, top of the line appliances, Summerton Villa/1246 sq. ft. Very private backyard, enclosed porch. Very motivated seller, bring all offers.

Key facts

• Lawn service
• Irrigation water
• Excellent location

Tags

• ALL SEASONS ENCLOSED PATIO
• EXCELLENT LOCATION
• COASTAL VILLA NEIGHBORHOOD
• LAWN SERVICE
• IRRIGATION WATER
• ANNUAL GUTTER CLEANING

Property features AI

Finance

• Other: Senior community
• HOA & community: HOA maintains grounds; Community amenities include clubhouse, fitness center, pool, tennis courts, pickleball, basketball court, bocce court, playground, trails, golf course, restaurant, dog park, garden area, picnic area

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single-story home; Summerton model
• Construction: Wood siding; Asphalt, built-up, tar/gravel roof
• Exterior features: Enclosed patio/porch; Patio; Porch; Screened porch; Community pool; Has a view

Interior

• Kitchen: Refrigerator; Oven; Microwave; Dishwasher; Freezer
• Bedrooms: Primary suite on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bay windows with window treatments; Screens; Bookcases; Ceiling fans; Fireplace; Main-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $242k (13.4% below list).
• Recommended offer: $242k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); 657 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $147k; list at $279k implies a 90% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,694 (13.4% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $297,599
• List price: $279,000
• Delta: -6.25%
• 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
89 Padgett Dr	0.11mi	2/2.0	1,246 (0%)	10mo	$274,000	$220	86
60 Padgett Dr	0.02mi	2/2.0	1,089 (-13%)	7mo	$240,000	$220	72
41 Huquenin Ln	0.50mi	2/2.0	1,246 (0%)	6mo	$240,000	$193	71
12 Padgett Ct	0.17mi	2/2.0	1,350 (+8%)	9mo	$275,000	$204	71
16 Seaford Pl	0.56mi	2/2.0	1,247 (+0%)	8mo	$330,000	$265	67
36 Purry Cir	0.56mi	2/2.0	1,210 (-3%)	9mo	$210,000	$174	62
4 Huquenin Ct	0.50mi	2/2.0	1,151 (-8%)	10mo	$260,000	$226	56
8 Purry Cir	0.47mi	2/2.0	1,133 (-9%)	9mo	$275,000	$243	56
2 Huquenin Ct	0.50mi	2/2.0	1,427 (+14%)	3mo	$280,000	$196	50
16 Huquenin Ln	0.51mi	2/2.0	1,089 (-13%)	10mo	$200,000	$184	47
34 Augustine Rd	0.71mi	2/2.0	1,422 (+14%)	6mo	$323,000	$227	39
38 Augustine Rd	0.69mi	2/2.0	1,422 (+14%)	10mo	$291,000	$205	36

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: -5.4%
• Equity multiple: 0.79×
• Total profit: $-16,257
• Equity at exit: $41,600

10-year hold

• IRR: 9.0%
• Equity multiple: 1.82×
• Total profit: $64,446
• Equity at exit: $24,123

Cash invested: $78,120 (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: 657
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $256

Break-even live

Break-even rent $2,093

Max offer price $279,000

Occupancy floor 84%

Sensitivity live

Price	-10% $414	-5% $335	+0% $256	+5% $177	+10% $98
Rent	-10% $65	-5% $161	+0% $256	+5% $352	+10% $447
Rate	-1.0pp $397	-0.5pp $327	base $256	+0.5pp $184	+1.0pp $110

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	44d	1	0.02mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	22d	1	0.36mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	44d	1	0.55mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	14d	1	0.81mi
201 Saddle Horse Dr Okatie, SC	1.0–3.0	1.0–2.5	1208	$2,485	$2.06	14d	8	1.45mi

Listing history 27 events

1. 2026-06-21
   days on market $279,000 Active 56 DOM
2. 2026-06-18
   days on market $279,000 Active 53 DOM
3. 2026-06-17
   days on market $279,000 Active 52 DOM
4. 2026-06-16
   days on market $279,000 Active 51 DOM
5. 2026-06-15
   days on market $279,000 Active 50 DOM
6. 2026-06-14
   days on market $279,000 Active 48 DOM
7. 2026-06-13
   days on market $279,000 Active 47 DOM
8. 2026-06-10
   days on market $279,000 Active 45 DOM
9. 2026-06-09
   days on market $279,000 Active 44 DOM
10. 2026-06-08
    days on market $279,000 Active 43 DOM
11. 2026-06-07
    days on market $279,000 Active 42 DOM
12. 2026-06-05
    days on market $279,000 Active 39 DOM
13. 2026-06-03
    days on market $279,000 Active 38 DOM
14. 2026-06-02
    days on market $279,000 Active 37 DOM
15. 2026-06-01
    days on market $279,000 Active 36 DOM
16. 2026-05-31
    days on market $279,000 Active 35 DOM
17. 2026-04-27
    listed $279,000 Active 509-char remark
18. 2008-03-04
    soldstatus $147,000
19. 2008-03-03
    soldstatus $147,000 188-char remark

    Show marketing remark (188 chars)

    Easy walk to all amenities. Totally redone kitchen, top of the line appliances, Summerton Villa/1246 sq. ft. Very private backyard, enclosed porch. Very motivated seller, bring all offers.

20. 2007-12-17
    listed $151,900 188-char remark

    Show marketing remark (188 chars)

    Easy walk to all amenities. Totally redone kitchen, top of the line appliances, Summerton Villa/1246 sq. ft. Very private backyard, enclosed porch. Very motivated seller, bring all offers.

21. 2005-07-27
    soldstatus $179,000
22. 2005-07-20
    soldstatus $179,000

    Show marketing remark (281 chars)

    Completely furnished w/ brand new furniture, appliances, etc. Gently used by part-time resident. Enclosed porch with afternoon shade. Ceramic tile floors in entry, kitchen & both baths. Bay window in master bedroom and terrific location within walking distance to activities.

23. 2004-12-27
    listed $179,000

    Show marketing remark (281 chars)

    Completely furnished w/ brand new furniture, appliances, etc. Gently used by part-time resident. Enclosed porch with afternoon shade. Ceramic tile floors in entry, kitchen & both baths. Bay window in master bedroom and terrific location within walking distance to activities.

24. 2003-08-20
    soldstatus $145,000
25. 2003-08-15
    soldstatus $145,000
26. 2003-05-05
    listed $151,000
27. 1996-08-28
    soldstatus $122,085

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $1,590 · $133/mo
• Expected delta: +$703/yr (+$59/mo · 79.3%)

ⓘ 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) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,003
• − Mortgage interest: −$15,628
• − Property taxes: −$887
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$8,116
• Taxable loss: −$1,664
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $3,473/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

+128.5% since first listed

11 events — show timeline

• 2026-04-27 Listed $279,000 RSMLS
• 2008-03-04 Sold (Public Records) $147,000 Public Records
• 2008-03-03 Sold (MLS) $147,000 RSMLS
• 2007-12-17 Listed $151,900 RSMLS
• 2005-07-27 Sold (Public Records) $179,000 Public Records
• 2005-07-20 Sold (MLS) $179,000 RSMLS
• 2004-12-27 Listed $179,000 RSMLS
• 2003-08-20 Sold (Public Records) $145,000 Public Records
• 2003-08-15 Sold (MLS) $145,000 RSMLS
• 2003-05-05 Listed $151,000 RSMLS
• 1996-08-28 Sold (Public Records) $122,085 Public Records

Property tax history

-5.6%/yr

Latest (2025): $887 · -0.1% YoY. Source: county tax records.