562 Aviation Dr · Ridgeland, SC 29936

$349,900

4 bd · 2.5 ba · 2,175 sqft · SingleFamily · 97 Days on market

Built 2026 5,401 sqft lot Est $389k · 10% under $63/mo HOA · 3% of rent ↓ 2% since listing

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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).

• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

This two-story Lancaster offers four bedrooms and two-and-one-half bathrooms. On the main level, the open-concept great room flows seamlessly into the eat-in kitchen, creating an inviting space for entertaining. Upstairs, the spacious primary suite features a large shower, double sinks, a linen closet, and an oversized walk-in closet. The conveniently located laundry room sits just outside the primary suite. Three additional bedrooms and a secondary full bath complete the upper level. A covered rear patio completes the home.

Key facts

• Double sinks
• Large shower
• Linen closet

Tags

• OPEN-CONCEPT GREAT ROOM
• EAT-IN KITCHEN
• SPACIOUS PRIMARY SUITE
• LARGE SHOWER
• DOUBLE SINKS
• LINEN CLOSET

Property features AI

Finance

• HOA & community: HOA required with an annual fee of $750; Community features include a playground and walking trail

Exterior

• Parking: No attached garage
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Vinyl siding; Composition roof; Slab foundation
• Construction: Vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Residential zoning; Lot approximately 0.12 acres

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Automatic garage door opener (listed with appliances)
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Electric central heating; Central electric air conditioning
• Interior features: Smoke detectors installed; Playground and walking trail in the community

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (28.3% below list).
• Recommended offer: $251k (28.3% 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 $2,508/mo this rent would consume 61% 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

• It's been on market 97 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 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, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,827 (28.3% 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 97 days. Have you received any prior offers? Is the seller open to a 28% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $389,325
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Aviation Dr	0.05mi	5/2.5 (+1)	2,237 (+3%)	4mo	$401,190	$179	84
22 Concourse Dr	0.03mi	4/2.5	1,973 (-9%)	0mo	$337,700	$171	83
426 Aviation Dr	0.07mi	4/2.5	2,436 (+12%)	5mo	$440,107	$181	73

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $158,825
• Equity at exit: $315,218

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $492,886
• Equity at exit: $679,779

Cash invested: $97,972 (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: $2,508 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$63
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-500

Break-even live

Break-even rent $3,141

Max offer price $277,615

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 23 events

1. 2026-06-18
   days on market $349,900 Active 97 DOM
2. 2026-06-17
   days on market $349,900 Active 96 DOM
3. 2026-06-16
   days on market $349,900 Active 95 DOM
4. 2026-06-15
   days on market $349,900 Active 94 DOM
5. 2026-06-14
   days on market $349,900 Active 92 DOM
6. 2026-06-13
   days on market $349,900 Active 91 DOM
7. 2026-06-10
   days on market $349,900 Active 89 DOM
8. 2026-06-09
   days on market $349,900 Active 88 DOM
9. 2026-06-08
   days on market $349,900 Active 87 DOM
10. 2026-06-07
    days on marketlisting id $349,900 Active 86 DOM
11. 2026-06-03
    days on market $349,900 Active 98 DOM
12. 2026-06-02
    days on market $349,900 Active 97 DOM
13. 2026-06-01
    days on marketlisting id $349,900 Active 96 DOM
14. 2026-05-31
    days on market $349,900 Active 85 DOM
15. 2026-05-30
    days on market $349,900 Active 84 DOM
16. 2026-04-20
    price $349,900
17. 2026-04-06
    price $349,900 530-char remark

    Show marketing remark (530 chars)

    This two-story Lancaster offers four bedrooms and two-and-one-half bathrooms. On the main level, the open-concept great room flows seamlessly into the eat-in kitchen, creating an inviting space for entertaining. Upstairs, the spacious primary suite features a large shower, double sinks, a linen closet, and an oversized walk-in closet. The conveniently located laundry room sits just outside the primary suite. Three additional bedrooms and a secondary full bath complete the upper level. A covered rear patio completes the home.

18. 2026-03-30
    price $354,900
19. 2026-03-20
    price $354,900 530-char remark

    Show marketing remark (530 chars)

    This two-story Lancaster offers four bedrooms and two-and-one-half bathrooms. On the main level, the open-concept great room flows seamlessly into the eat-in kitchen, creating an inviting space for entertaining. Upstairs, the spacious primary suite features a large shower, double sinks, a linen closet, and an oversized walk-in closet. The conveniently located laundry room sits just outside the primary suite. Three additional bedrooms and a secondary full bath complete the upper level. A covered rear patio completes the home.

20. 2026-03-17
    price $357,985 530-char remark

    Show marketing remark (530 chars)

    This two-story Lancaster offers four bedrooms and two-and-one-half bathrooms. On the main level, the open-concept great room flows seamlessly into the eat-in kitchen, creating an inviting space for entertaining. Upstairs, the spacious primary suite features a large shower, double sinks, a linen closet, and an oversized walk-in closet. The conveniently located laundry room sits just outside the primary suite. Three additional bedrooms and a secondary full bath complete the upper level. A covered rear patio completes the home.

21. 2026-03-12
    price $354,900 530-char remark

    Show marketing remark (530 chars)

    This two-story Lancaster offers four bedrooms and two-and-one-half bathrooms. On the main level, the open-concept great room flows seamlessly into the eat-in kitchen, creating an inviting space for entertaining. Upstairs, the spacious primary suite features a large shower, double sinks, a linen closet, and an oversized walk-in closet. The conveniently located laundry room sits just outside the primary suite. Three additional bedrooms and a secondary full bath complete the upper level. A covered rear patio completes the home.

22. 2026-03-07
    listed $358,787 Active
23. 2026-02-26
    listed $358,787 Active 530-char remark

    Show marketing remark (530 chars)

    This two-story Lancaster offers four bedrooms and two-and-one-half bathrooms. On the main level, the open-concept great room flows seamlessly into the eat-in kitchen, creating an inviting space for entertaining. Upstairs, the spacious primary suite features a large shower, double sinks, a linen closet, and an oversized walk-in closet. The conveniently located laundry room sits just outside the primary suite. Three additional bedrooms and a secondary full bath complete the upper level. A covered rear patio completes the 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 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $30,099
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$756
• − Depreciation: −$10,179
• Taxable loss: −$12,249
• Est. tax savings @ 24.0%: +$2,940
• After-tax cash flow: $-3,055/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 — 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

-2.5% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $349,900 LRMLS
• 2026-04-06 Price Changed $349,900 Zillow
• 2026-03-30 Price Changed $354,900 LRMLS
• 2026-03-20 Price Changed $354,900 Zillow
• 2026-03-17 Price Changed $357,985 Zillow
• 2026-03-12 Price Changed $354,900 Zillow
• 2026-03-07 Listed $358,787 LRMLS
• 2026-02-26 Listed $358,787 Zillow