220 Sandbar Ln #101 · Hardeeville, SC 29927

$355,000

2 bd · 2.0 ba · 1,204 sqft · SingleFamily · 105 Days on market

Built 2022 4,356 sqft lot Est $341k · at est.

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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
• Cash flow +8.1/30.0
• ARV discount +5.6/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• Schools +1.4/10.0

Listing remarks MLS

Enjoy the good life in this Bamboo floor plan in Phase 3 near Beachcomber Blvd! East-facing screened front patio is perfect for shady mornings. Features granite kitchen counters, quartz in baths, and easy parking. Live like you're on vacation with top-notch amenities resort-style pool, indoor pool, fitness center, restaurant, bar, live music, theater, walking trails, dog park, pickleball, tennis, and a private beach club. Everything you need for fun and relaxation is right here!

Key facts

• Fitness center
• Private beach club
• Quartz in baths

Tags

• GRANITE KITCHEN COUNTERS
• QUARTZ IN BATHS
• RESORT-STYLE POOL
• INDOOR POOL
• FITNESS CENTER
• PRIVATE BEACH CLUB

Property features AI

Finance

• Other: Located in a senior community; 1 lot
• HOA & community: Community amenities include clubhouse, fitness center, bocce court, pickleball and tennis courts, trails, dog park, pool, business center, fire pit, barbecue/picnic area, restaurant, guard

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single-story; Composite siding; Asphalt roof
• Construction: Composite siding construction; Asphalt roof
• Exterior features: Enclosed porch; Screened porch; Patio; Porch; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Eat-in kitchen; Pantry
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fans; Smooth ceilings; Multiple closets; Pantry; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (33.9% below list).
• Recommended offer: $235k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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: Rents soft (-1.7%/yr); 503 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $236k; list at $355k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $234,533 (33.9% 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. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.66% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $340,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Island Breeze Ln #102	0.08mi	2/2.0	1,204 (0%)	5mo	$385,000	$320	92
676 Beachcomber Blvd	0.18mi	2/2.0	1,210 (+0%)	1mo	$348,000	$288	90
43 Barefoot Ln #101	0.16mi	2/2.0	1,321 (+10%)	3mo	$389,000	$294	74
218 Landing Ln	0.44mi	2/2.0	1,165 (-3%)	8mo	$264,000	$227	68
117 Barefoot Ln #101	0.13mi	2/2.0	1,378 (+14%)	3mo	$385,000	$279	67
690 Beachcomber Blvd #101	0.17mi	2/2.0	1,378 (+14%)	3mo	$390,000	$283	66
38 Nesting Ln	0.61mi	2/2.0	1,138 (-6%)	6mo	$310,000	$272	57
71 Cypress Run	0.72mi	2/2.0	1,156 (-4%)	8mo	$335,000	$290	54
32 Tupelo Ct	0.63mi	2/2.0	1,328 (+10%)	6mo	$305,000	$230	48
36 Nesting Ln	0.62mi	3/2.0 (+1)	1,338 (+11%)	1mo	$375,000	$280	47
27 Golden Eagle Dr	0.62mi	2/2.0	1,341 (+11%)	9mo	$399,000	$298	45
561 Colonel Thomas Heyward Rd	0.69mi	2/2.0	1,328 (+10%)	8mo	$375,000	$282	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.65×
• Total profit: $164,166
• Equity at exit: $319,812

10-year hold

• IRR: 18.2%
• Equity multiple: 5.91×
• Total profit: $488,342
• Equity at exit: $689,687

Cash invested: $99,400 (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 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 503
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$192 /mo · $2,298/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-348

Break-even live

Break-even rent $2,786

Max offer price $293,471

Occupancy floor —

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	13d	1	0.65mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	21d	1	0.88mi
1495 Shoreside Dr Hardeeville, SC	2.0	2.0	1378	$2,850	$2.07	13d	1	1.18mi
1417 Shoreside Dr Hardeeville, SC	2.0	2.0	1204	$2,600	$2.16	21d	1	1.20mi
61 Tropics Ave Unit 1 Hardeeville, SC	2.0	2.0	1321	$2,650	$2.01	21d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $355,000 Active 105 DOM
2. 2026-06-17
   days on market $355,000 Active 104 DOM
3. 2026-06-16
   days on market $355,000 Active 103 DOM
4. 2026-06-15
   pricedays on market $355,000 Active 102 DOM
5. 2026-06-14
   days on market $362,000 Active 100 DOM
6. 2026-06-13
   days on market $362,000 Active 99 DOM
7. 2026-06-10
   days on market $362,000 Active 97 DOM
8. 2026-06-09
   days on market $362,000 Active 96 DOM
9. 2026-06-08
   days on market $362,000 Active 95 DOM
10. 2026-06-07
    days on market $362,000 Active 94 DOM
11. 2026-06-03
    days on market $362,000 Active 90 DOM
12. 2026-06-02
    days on market $362,000 Active 89 DOM
13. 2026-06-01
    days on market $362,000 Active 88 DOM
14. 2026-05-31
    days on market $362,000 Active 87 DOM
15. 2026-05-30
    days on market $362,000 Active 86 DOM
16. 2026-05-04
    price $362,000

    Show marketing remark (483 chars)

    Enjoy the good life in this Bamboo floor plan in Phase 3 near Beachcomber Blvd! East-facing screened front patio is perfect for shady mornings. Features granite kitchen counters, quartz in baths, and easy parking. Live like you're on vacation with top-notch amenities resort-style pool, indoor pool, fitness center, restaurant, bar, live music, theater, walking trails, dog park, pickleball, tennis, and a private beach club. Everything you need for fun and relaxation is right here!

17. 2026-05-04
    price $362,000 483-char remark

    Show marketing remark (483 chars)

    Enjoy the good life in this Bamboo floor plan in Phase 3 near Beachcomber Blvd! East-facing screened front patio is perfect for shady mornings. Features granite kitchen counters, quartz in baths, and easy parking. Live like you're on vacation with top-notch amenities resort-style pool, indoor pool, fitness center, restaurant, bar, live music, theater, walking trails, dog park, pickleball, tennis, and a private beach club. Everything you need for fun and relaxation is right here!

18. 2026-03-25
    price $365,000

    Show marketing remark (483 chars)

    Enjoy the good life in this Bamboo floor plan in Phase 3 near Beachcomber Blvd! East-facing screened front patio is perfect for shady mornings. Features granite kitchen counters, quartz in baths, and easy parking. Live like you're on vacation with top-notch amenities resort-style pool, indoor pool, fitness center, restaurant, bar, live music, theater, walking trails, dog park, pickleball, tennis, and a private beach club. Everything you need for fun and relaxation is right here!

19. 2026-03-25
    price $365,000 483-char remark

    Show marketing remark (483 chars)

    Enjoy the good life in this Bamboo floor plan in Phase 3 near Beachcomber Blvd! East-facing screened front patio is perfect for shady mornings. Features granite kitchen counters, quartz in baths, and easy parking. Live like you're on vacation with top-notch amenities resort-style pool, indoor pool, fitness center, restaurant, bar, live music, theater, walking trails, dog park, pickleball, tennis, and a private beach club. Everything you need for fun and relaxation is right here!

20. 2026-03-05
    listed $370,000 Active

    Show marketing remark (483 chars)

    Enjoy the good life in this Bamboo floor plan in Phase 3 near Beachcomber Blvd! East-facing screened front patio is perfect for shady mornings. Features granite kitchen counters, quartz in baths, and easy parking. Live like you're on vacation with top-notch amenities resort-style pool, indoor pool, fitness center, restaurant, bar, live music, theater, walking trails, dog park, pickleball, tennis, and a private beach club. Everything you need for fun and relaxation is right here!

21. 2026-03-05
    listed $370,000 Active 483-char remark

    Show marketing remark (483 chars)

    Enjoy the good life in this Bamboo floor plan in Phase 3 near Beachcomber Blvd! East-facing screened front patio is perfect for shady mornings. Features granite kitchen counters, quartz in baths, and easy parking. Live like you're on vacation with top-notch amenities resort-style pool, indoor pool, fitness center, restaurant, bar, live music, theater, walking trails, dog park, pickleball, tennis, and a private beach club. Everything you need for fun and relaxation is right here!

22. 2025-09-29
    price $379,900
23. 2025-09-29
    price $379,900
24. 2025-08-15
    price $384,900
25. 2025-08-15
    price $384,900
26. 2025-06-05
    price $389,900
27. 2025-06-05
    price $389,900
28. 2025-05-08
    listed $397,000 Active
29. 2025-05-05
    listed $397,000 Active
30. 2021-05-13
    soldstatus $236,070
31. 2020-08-31
    listed $236,070

ⓘ 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: $2,298 · $192/mo
• Projected year-2 tax: $2,298 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,144
• − Mortgage interest: −$19,886
• − Property taxes: −$2,298
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$10,327
• Taxable loss: −$10,645
• Est. tax savings @ 24.0%: +$2,555
• After-tax cash flow: $-1,625/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 — 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

• Census place: Hardeeville, SC
• County: Jasper County · 26,362 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

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: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• 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

+53.3% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $362,000 RSMLS
• 2026-05-04 Price Changed $362,000 LRMLS
• 2026-03-25 Price Changed $365,000 RSMLS
• 2026-03-25 Price Changed $365,000 LRMLS
• 2026-03-05 Listed $370,000 RSMLS
• 2026-03-05 Listed $370,000 LRMLS
• 2025-09-29 Price Changed $379,900 RSMLS
• 2025-09-29 Price Changed $379,900 LRMLS
• 2025-08-15 Price Changed $384,900 RSMLS
• 2025-08-15 Price Changed $384,900 LRMLS
• 2025-06-05 Price Changed $389,900 LRMLS
• 2025-06-05 Price Changed $389,900 RSMLS
• 2025-05-08 Listed $397,000 LRMLS
• 2025-05-05 Listed $397,000 RSMLS
• 2021-05-13 Sold (MLS) $236,070 RSMLS
• 2020-08-31 Listed $236,070 RSMLS

Property tax history

+76.7%/yr

Latest (2025): $2,298 · +4.8% YoY. Source: county tax records.