984 Sanctum St · Hardeeville, SC 29936

$361,490

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 56 Days on market

Built 2026 6,970 sqft lot Est $354k · at est. $100/mo HOA · 4% of rent

---

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 +7.3/30.0
• ARV discount +6.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.4/10.0
• Schools +1.4/10.0

Listing remarks MLS

New home w/ Rеsοrt Stуlе Living іn Τhe Retreat at East Argent! Αmаzing 4 Bedroom single level home. Large Kitchen w/ Granite Countertops, Stainless-Steel Appliances & Pantry. Open Dining Area & Living Room, perfect for Entertaining. Privately Located Primary Suite w/ large Walk-In Closet & Walk-In Shower. Enjoy the benefits of a natural gas community! Smart Home Technology & 2'' Faux Wood Blinds Included! 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. The photos are not of subject property. Home is under construction. More information on programs and options are available for this home. Model home hours Mon-Fri 10am-5:30 pm & 12pm-5:30p Sun. . More information on programs and options are available for this home.

Key facts

• Open dining area
• Walk-in closet
• Walk-in shower

Tags

• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• OPEN DINING AREA
• WALK-IN CLOSET
• WALK-IN SHOWER
• SMART HOME TECHNOLOGY

Property features AI

Finance

• HOA & community: Homeowners association

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity
• Home design: Single-family home; One-story; Front-facing orientation
• Construction: Built recently; Brick and siding exterior; Architectural shingle roof; Concrete foundation
• Exterior features: Covered porch; Patio; Fenced yard

Interior

• Kitchen: Kitchen with island; Granite or quartz countertops; Pantry
• Bedrooms: Primary bedroom on main level; Additional bedrooms on main level
• Flooring: Hardwood flooring in main living areas; Tile in wet areas
• Bathrooms: Primary bathroom with attached bath; Additional full bathroom(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan; Crown molding; Walk-in closet(s); Vaulted ceiling(s)
• Laundry & utility: Laundry room on main level; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $361k.

Deal economics

• At list price, monthly cash flow is $-489 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (26.1% below list).
• Recommended offer: $267k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: 358 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 $39k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $267,047 (26.1% 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 56 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 11.3

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $165,866
• Equity at exit: $325,659

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $513,116
• Equity at exit: $702,296

Cash invested: $101,217 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,670 medium
• Mortgage (P&I): −$1,896
• Tax est. 1.5%: −$452 /mo · $5,422/yr
• Insurance: −$151
• HOA: −$100
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-489

Break-even live

Break-even rent $3,289

Max offer price $290,803

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: $90,372
• Closing costs: $10,845
• 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	21d	1	0.22mi
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	21d	1	0.45mi

HOA detail

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

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   status Pending 891-char remark

   Show marketing remark (891 chars)

   New home w/ Rеsοrt Stуlе Living іn Τhe Retreat at East Argent! Αmаzing 4 Bedroom single level home. Large Kitchen w/ Granite Countertops, Stainless-Steel Appliances & Pantry. Open Dining Area & Living Room, perfect for Entertaining. Privately Located Primary Suite w/ large Walk-In Closet & Walk-In Shower. Enjoy the benefits of a natural gas community! Smart Home Technology & 2'' Faux Wood Blinds Included! 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. The photos are not of subject property. Home is under construction. More information on programs and options are available for this home. Model home hours Mon-Fri 10am-5:30 pm & 12pm-5:30p Sun. . More information on programs and options are available for this home.

3. 2026-04-09
   status Active 891-char remark

   Show marketing remark (891 chars)

   New home w/ Rеsοrt Stуlе Living іn Τhe Retreat at East Argent! Αmаzing 4 Bedroom single level home. Large Kitchen w/ Granite Countertops, Stainless-Steel Appliances & Pantry. Open Dining Area & Living Room, perfect for Entertaining. Privately Located Primary Suite w/ large Walk-In Closet & Walk-In Shower. Enjoy the benefits of a natural gas community! Smart Home Technology & 2'' Faux Wood Blinds Included! 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. The photos are not of subject property. Home is under construction. More information on programs and options are available for this home. Model home hours Mon-Fri 10am-5:30 pm & 12pm-5:30p Sun. . More information on programs and options are available for this home.

4. 2026-04-09
   price $361,490 891-char remark

   Show marketing remark (891 chars)

   New home w/ Rеsοrt Stуlе Living іn Τhe Retreat at East Argent! Αmаzing 4 Bedroom single level home. Large Kitchen w/ Granite Countertops, Stainless-Steel Appliances & Pantry. Open Dining Area & Living Room, perfect for Entertaining. Privately Located Primary Suite w/ large Walk-In Closet & Walk-In Shower. Enjoy the benefits of a natural gas community! Smart Home Technology & 2'' Faux Wood Blinds Included! 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. The photos are not of subject property. Home is under construction. More information on programs and options are available for this home. Model home hours Mon-Fri 10am-5:30 pm & 12pm-5:30p Sun. . More information on programs and options are available for this home.

5. 2026-03-30
   price $361,490
6. 2026-03-27
   status Pending 891-char remark

   Show marketing remark (891 chars)

   New home w/ Rеsοrt Stуlе Living іn Τhe Retreat at East Argent! Αmаzing 4 Bedroom single level home. Large Kitchen w/ Granite Countertops, Stainless-Steel Appliances & Pantry. Open Dining Area & Living Room, perfect for Entertaining. Privately Located Primary Suite w/ large Walk-In Closet & Walk-In Shower. Enjoy the benefits of a natural gas community! Smart Home Technology & 2'' Faux Wood Blinds Included! 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. The photos are not of subject property. Home is under construction. More information on programs and options are available for this home. Model home hours Mon-Fri 10am-5:30 pm & 12pm-5:30p Sun. . More information on programs and options are available for this home.

7. 2026-02-23
   price $351,490 891-char remark

   Show marketing remark (891 chars)

   New home w/ Rеsοrt Stуlе Living іn Τhe Retreat at East Argent! Αmаzing 4 Bedroom single level home. Large Kitchen w/ Granite Countertops, Stainless-Steel Appliances & Pantry. Open Dining Area & Living Room, perfect for Entertaining. Privately Located Primary Suite w/ large Walk-In Closet & Walk-In Shower. Enjoy the benefits of a natural gas community! Smart Home Technology & 2'' Faux Wood Blinds Included! 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. The photos are not of subject property. Home is under construction. More information on programs and options are available for this home. Model home hours Mon-Fri 10am-5:30 pm & 12pm-5:30p Sun. . More information on programs and options are available for this home.

8. 2026-02-13
   listed $349,490 Active 891-char remark

   Show marketing remark (891 chars)

   New home w/ Rеsοrt Stуlе Living іn Τhe Retreat at East Argent! Αmаzing 4 Bedroom single level home. Large Kitchen w/ Granite Countertops, Stainless-Steel Appliances & Pantry. Open Dining Area & Living Room, perfect for Entertaining. Privately Located Primary Suite w/ large Walk-In Closet & Walk-In Shower. Enjoy the benefits of a natural gas community! Smart Home Technology & 2'' Faux Wood Blinds Included! 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. The photos are not of subject property. Home is under construction. More information on programs and options are available for this home. Model home hours Mon-Fri 10am-5:30 pm & 12pm-5:30p Sun. . More information on programs and options are available for this home.

9. 2026-02-11
   listed $351,490 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: −$20,249
• − Property taxes: −$5,422
• − Insurance: −$1,807
• − Repairs & maintenance: −$2,564
• − Management: −$2,564
• − HOA: −$1,200
• − Depreciation: −$10,516
• Taxable loss: −$12,277
• Est. tax savings @ 24.0%: +$2,946
• After-tax cash flow: $-2,916/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): 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

+2.8% since first listed

9 events — show timeline

• 2026-04-20 Pending — LRMLS
• 2026-04-15 Pending — RSMLS
• 2026-04-09 Relisted — RSMLS
• 2026-04-09 Price Changed $361,490 RSMLS
• 2026-03-30 Price Changed $361,490 LRMLS
• 2026-03-27 Pending — RSMLS
• 2026-02-23 Price Changed $351,490 RSMLS
• 2026-02-13 Listed $349,490 RSMLS
• 2026-02-11 Listed $351,490 LRMLS