848 Sanctum St · Hardeeville, SC 29936

$346,490

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 1 Days on market

Built 2025 Excellent condition 5,663 sqft lot Est $354k · at est. $100/mo HOA · 4% 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 +8.5/15.0
• Cash flow +7.8/30.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.4/10.0

Listing remarks

Welcome to your new retreat at The Retreat at East Argent! The Cali floor plan is nestled in a resort-style community, complete with amenities and natural gas. Enjoy a large kitchen with granite countertops, stainless-steel appliances, a center island, and a walk-in pantry that opens to the spacious dining area and family room. This makes it perfect for entertaining! The privately located primary suite includes a walk-in closet, double granite vanity spa bath with a walk-in shower, and three secondary bedrooms at the front of the home, conveniently located near the laundry room and hall bath with granite countertops. There's also a covered back porch for outdoor entertaining! Smart Home Tec

Key facts

• 5,663 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Lot size approximately 0.13 acre (about 5,663 sq ft); Building area approximately 1,482
• HOA & community: HOA fee: $300 quarterly

Exterior

• Parking: Attached garage
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single-family property; Address: 848 Sanctum St, Ridgeland, SC 29936
• Construction: Vinyl siding; Slab foundation; Other roof
• Exterior features: Residential zoning; Community amenities: Fitness center, Pool, Playground, Clubhouse, Walking trail

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas central heating; Electric central air conditioning; Has heating; Has cooling
• Interior features: Vinyl flooring; Smoke detectors
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $346k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (22.9% below list).
• Recommended offer: $267k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• 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: Hardeeville Elementary (math 9% / reading 13%, grade F, #581 of 597 statewide, top 97%, 610 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; 2 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,670/mo this rent would consume 65% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k 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.

Recommended offer $267,047 (22.9% 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. 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?
6. 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.
7. 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.
8. 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: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $354,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
889 Sanctum St	0.00mi	4/2.0	1,482 (0%)	1mo	$345,490	$233	99
1006 Sanctum St	0.01mi	4/2.0	1,482 (0%)	1mo	$352,490	$238	99
1053 Sanctum St	0.04mi	4/2.0	1,482 (0%)	2mo	$350,490	$236	96
1161 Sanctum St	0.10mi	4/2.0	1,482 (0%)	3mo	$353,490	$239	93
1521 Sanctum St	0.26mi	4/2.0	1,482 (0%)	3mo	$350,490	$236	85
1305 Sanctum St	0.16mi	3/2.5 (-1)	1,518 (+2%)	3mo	$358,490	$236	79
956 Sanctuary Dr	0.05mi	3/2.0 (-1)	1,618 (+9%)	1mo	$381,490	$236	76
269 Rifle Rd	0.16mi	3/2.0 (-1)	1,347 (-9%)	3mo	$399,990	$297	70
269 Rifle Rd	0.18mi	3/2.0 (-1)	1,347 (-9%)	3mo	$339,990	$252	69
113 Gun Powder Ct	0.23mi	3/2.0 (-1)	1,347 (-9%)	3mo	$349,990	$260	66
113 Gun Powder Ct	0.23mi	3/2.0 (-1)	1,347 (-9%)	4mo	$349,990	$260	66
271 Hiatus Ct	0.45mi	3/2.0 (-1)	1,618 (+9%)	4mo	$400,000	$247	56

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $164,299
• Equity at exit: $312,146

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $503,310
• Equity at exit: $673,154

Cash invested: $97,017 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,670 medium
• Mortgage (P&I): −$1,817
• Tax est. 1.5%: −$433 /mo · $5,197/yr
• Insurance: −$144
• HOA: −$100
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-385

Break-even live

Break-even rent $3,158

Max offer price $290,803

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-265	+0% $-385	+5% $-505	+10% $-624
Rent	-10% $-596	-5% $-490	+0% $-385	+5% $-279	+10% $-174
Rate	-1.0pp $-210	-0.5pp $-297	base $-385	+0.5pp $-475	+1.0pp $-566

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: $86,622
• Closing costs: $10,395
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	22d	1	0.22mi
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	22d	1	0.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: gas

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $346,490 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,046
• − Mortgage interest: −$19,409
• − Property taxes: −$5,197
• − Insurance: −$1,732
• − Repairs & maintenance: −$2,564
• − Management: −$2,564
• − HOA: −$1,200
• − Depreciation: −$10,080
• Taxable loss: −$10,700
• Est. tax savings @ 24.0%: +$2,568
• After-tax cash flow: $-2,050/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 100/100 None rehab

This home is move-in ready with a modern design, smart home technology, and a well-maintained exterior. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Smart home technology — Enhances convenience and energy efficiency.
• Both Landscaping — Improves curb appeal and adds value.
• Both Smart security system — Enhances safety and adds value for buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home technology — Enhances convenience and energy efficiency. ↑
• Both Landscaping — Improves curb appeal and adds value. ↑
• Both Smart security system — Enhances safety and adds value for buyers and renters. ↑

ⓘ 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 — 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: 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

2 events — show timeline

• 2026-04-30 Pending — LRMLS
• 2026-04-24 Listed $346,490 LRMLS