243 Landing Ln · Hardeeville, SC 29909

$345,000

2 bd · 2.0 ba · 1,454 sqft · Townhouse public records · 11 Days on market

Built 2005 3,920 sqft lot Est $419k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Rent growth +4.8/5.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique Wren with wood and lagoon setting. End unit with beautiful open lagoon area alongside. One of a kind-----open, airy and bright. 2 bedrooms, 2 baths, large den, Great room, dining area, eat-in kitchen, laundry room and screened patio with relaxing views. Hardly lived in by part timers-in mint condition. Enjoy the ease of villa living at this great location with a great setting at this great price!

Key facts

• Carolina room
• Eat-in kitchen
• Picturesque views

Tags

• MAINTENANCE-FREE LIFESTYLE
• EAT-IN KITCHEN
• CAROLINA ROOM
• PICTURESQUE VIEWS

Property features AI

Finance

• Other: Senior community
• HOA & community: Association maintains grounds; Community amenities include clubhouse, pool, fitness center, tennis and pickleball courts, bocce court, trails, dog park, RV/boat storage, restaurant, guard

Exterior

• Parking: Attached two-car garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story home; Model: Wren
• Construction: Stucco construction; Asphalt roof
• Exterior features: Sprinkler/irrigation system; Rain gutters; Community pool; Has view; Faces southeast

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen; Pantry
• Bedrooms: Primary on main level
• Flooring: Carpet; Engineered hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Ceiling fans; Main-level primary bedroom; Pull-down attic stairs; Entrance foyer; Eat-in kitchen; Pantry; Unfurnished
• Laundry & utility: Washer; Dryer; Utility room / laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $345k.

Deal economics

• At list price, monthly cash flow is $-49 ($-588/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (22.6% below list).
• Recommended offer: $267k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $160k; list at $345k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $267,078 (22.6% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.77% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $418,752
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Landing Ln	0.02mi	2/2.0	1,251 (-14%)	13mo	$302,000	$241	65
226 Landing Ln	0.09mi	2/2.0	1,247 (-14%)	10mo	$380,000	$305	64
146 Sandbar Ln #102	0.41mi	2/2.0	1,378 (-5%)	11mo	$409,000	$297	63
756 Beachcomber Blvd #102	0.47mi	2/2.0	1,321 (-9%)	3mo	$370,000	$280	60
66 Barefoot Ln #101	0.49mi	2/2.0	1,378 (-5%)	12mo	$423,500	$307	59
200 Sandbar Ln #101	0.40mi	2/2.0	1,321 (-9%)	10mo	$365,000	$276	58
120 Barefoot Ln #101	0.47mi	2/2.0	1,321 (-9%)	13mo	$380,000	$288	52
67 Barefoot Ln #101	0.50mi	2/2.0	1,321 (-9%)	11mo	$350,000	$265	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: -12.4%
• Equity multiple: 0.53×
• Total profit: $-45,008
• Equity at exit: $51,441

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $20,634
• Equity at exit: $29,829

Cash invested: $96,600 (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: 657
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,671 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$144
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-49

Break-even live

Break-even rent $2,733

Max offer price $336,349

Occupancy floor 97%

Sensitivity live

Price	-10% $146	-5% $49	+0% $-49	+5% $-147	+10% $-244
Rent	-10% $-260	-5% $-154	+0% $-49	+5% $57	+10% $162
Rate	-1.0pp $125	-0.5pp $39	base $-49	+0.5pp $-138	+1.0pp $-229

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	23d	1	0.19mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	15d	1	0.28mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	0.35mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	23d	1	1.12mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.31mi
439 Starfish Pl Hardeeville, SC	2.0	2.0	1862	$3,200	$1.72	23d	1	1.46mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   days on market $345,000 Active 11 DOM
2. 2026-06-18
   days on market $345,000 Active 8 DOM
3. 2026-06-17
   days on market $345,000 Active 7 DOM
4. 2026-06-16
   days on market $345,000 Active 6 DOM
5. 2026-06-15
   days on market $345,000 Active 5 DOM
6. 2026-06-14
   days on market $345,000 Active 3 DOM
7. 2026-06-13
   remarks 687-char remark
8. 2026-06-13
   listed $345,000 Active 2 DOM

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,966 · $164/mo
• Expected delta: +$998/yr (+$83/mo · 103.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 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: $32,049
• − Mortgage interest: −$19,325
• − Property taxes: −$969
• − Insurance: −$3,228
• − Repairs & maintenance: −$2,564
• − Management: −$2,564
• − Depreciation: −$10,036
• Taxable loss: −$6,636
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $1,005/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

+81.9% since first listed

5 events — show timeline

• 2026-06-10 Listed $345,000 RSMLS
• 2011-03-09 Sold (Public Records) $160,000 Public Records
• 2011-03-07 Sold (MLS) $160,000 RSMLS
• 2010-07-29 Listed $169,900 RSMLS
• 2005-10-04 Sold (Public Records) $189,665 Public Records

Property tax history

+7.4%/yr

Latest (2025): $969 · +33.5% YoY. Source: county tax records.