35 Pollen Dr · Ridgeland, SC 29936

$364,250

5 bd · 3.0 ba · 2,361 sqft · SingleFamily · 52 Days on market

Built 2026 Good condition 9,147 sqft lot Est $368k · 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
• ARV discount +8.0/15.0
• Cash flow +7.5/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to The Groves at Bees Creek! Perfect location & value 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. 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.

Key facts

• Main level bedroom
• Large island
• Full bath

Tags

• EASY COMMUTE TO I95
• ABUNDANCE OF CABINETRY
• LARGE WALK IN PANTRY
• LARGE ISLAND
• MAIN LEVEL BEDROOM
• FULL BATH

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community trails

Exterior

• Parking: 2-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water
• Home design: 2-story home; New construction, never occupied
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Paved driveway; Patio

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Self-cleaning oven; Pantry
• Bedrooms: Primary on main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Attic access; Carbon monoxide detector; Main level primary bedroom; Multiple closets; Smooth ceilings; Smart thermostat; Pantry
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $364k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (28.1% below list).
• Recommended offer: $262k (28.1% 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: schools F, crime D-, amenities 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: 358 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 + $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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 3 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 (28.1% 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 52 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.6

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	0.07mi	5/3.0	2,361 (0%)	1mo	$368,490	$156	96
45 Bottom Board Ct	0.23mi	5/3.0	2,361 (0%)	1mo	$365,490	$155	88
9 Bottom Board Ct	0.15mi	5/3.0	2,361 (0%)	7mo	$384,490	$163	87
26 Bottom Board Ct	0.20mi	5/3.0	2,361 (0%)	5mo	$362,490	$154	86

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $169,953
• Equity at exit: $328,145

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $522,948
• Equity at exit: $707,658

Cash invested: $101,990 (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: 358
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,621 medium
• Mortgage (P&I): −$1,910
• Tax est. 1.5%: −$455 /mo · $5,464/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-447

Break-even live

Break-even rent $3,186

Max offer price $299,575

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: $91,062
• Closing costs: $10,928
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $364,250 Active 52 DOM
2. 2026-06-17
   price $364,250 Active 51 DOM
3. 2026-06-17
   days on market $369,990 Active 51 DOM
4. 2026-06-16
   days on market $369,990 Active 50 DOM
5. 2026-06-15
   days on market $369,990 Active 49 DOM
6. 2026-06-14
   days on market $369,990 Active 47 DOM
7. 2026-06-13
   days on market $369,990 Active 46 DOM
8. 2026-06-10
   days on market $369,990 Active 44 DOM
9. 2026-06-09
   days on market $369,990 Active 43 DOM
10. 2026-06-09
    price $369,990 Active 42 DOM
11. 2026-06-08
    days on market $373,490 Active 42 DOM
12. 2026-06-07
    days on market $373,490 Active 41 DOM
13. 2026-06-03
    days on market $373,490 Active 37 DOM
14. 2026-06-02
    days on market $373,490 Active 36 DOM
15. 2026-06-01
    days on market $373,490 Active 35 DOM
16. 2026-05-31
    days on market $373,490 Active 34 DOM
17. 2026-05-30
    days on market $373,490 Active 33 DOM
18. 2026-05-01
    listed $373,490 Active 1510-char remark

    Show marketing remark (1510 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value 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. 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.

19. 2026-04-27
    listed $373,490 Active
20. 2026-04-24
    listed $373,490 Active 799-char remark

    Show marketing remark (799 chars)

    Introducing the Robie a spacious 5BR, 3BA, 2,361 sq. ft. home with 2-car garage. A favorite plan! The first floor has an open layout and dream kitchen with plenty of cabinets, stainless steel appliances, large pantry, and island for prep and gathering. Dining and living areas make hosting easy. Main-level bedroom and full bath great for guests or office. Upstairs: large primary suite with walk-in closet, double vanity, linen closet, and walk-in shower. Loft, 3 more bedrooms, full hall bath, upstairs laundry, Smart Home Tech and faux wood blinds. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home under construction. Photos not of subject home. More information on programs and options are available for this home.

ⓘ 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: −$20,404
• − Property taxes: −$5,464
• − Insurance: −$1,821
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$10,596
• Taxable loss: −$11,869
• Est. tax savings @ 24.0%: +$2,849
• After-tax cash flow: $-2,515/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

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and well-maintained interior. It is ready for a new owner or tenant with minor maintenance items to address.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Clean the gutters — Clean gutters improve the home's appearance and reduce the risk of water damage, which can be a concern for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Clean the gutters — Clean gutters improve the home's appearance and reduce the risk of water damage, which can be a concern for 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 — 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

3 events — show timeline

• 2026-05-01 Listed $373,490 Zillow
• 2026-04-27 Listed $373,490 RSMLS
• 2026-04-24 Listed $373,490 LRMLS