47 Silver Dr #102 · Ridgeland, SC 29936

$279,000

4 bd · 2.5 ba · 1,785 sqft · Townhouse · 549 Days on market

Built 2024 1,742 sqft lot Est $320k · 13% under ↓ 15% since listing

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Why this score? — see what drove the C- 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).

• Cash flow +13.3/30.0
• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

New Price. Bigger Possibilities. From the welcoming front porch, step into a spacious great room that flows into the kitchen and dining area, creating an open living experience. Just off the kitchen is a private covered porch, perfect for outdoor dining or unwinding any time of day. This floor also includes a versatile office/flex space and a convenient laundry room. Need more bedrooms, this becomes bedroom 4. Upstairs, the Volpe features three bedrooms, including a luxurious primary suite with a large private deck and a spacious en-suite bathroom. The additional bedrooms share a central bathroom, offering comfort and privacy. This home lives really large. Builder incentives are available to create lower monthly cost options or cover closing costs.

Key facts

• Laundry room
• Front porch
• Great room

Tags

• FRONT PORCH
• GREAT ROOM
• PRIVATE COVERED PORCH
• OFFICE FLEX SPACE
• LAUNDRY ROOM
• LARGE PRIVATE DECK

Property features AI

Exterior

• Parking: Unassigned parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Faces south; New construction, never occupied
• Construction: Stone and vinyl siding exterior; Asphalt roof; New construction
• Exterior features: Balcony; Front porch; Rear porch; Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Upper-level primary bedroom
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Stone
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Ceiling fan(s); Multiple closets; New paint; Smooth ceilings; Separate shower; Upper-level primary; Eat-in kitchen; Loft; Pantry; Insulated windows; Unfurnished
• Laundry & utility: Laundry room; Air-to-air exchanger

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $0 ($0/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (12.5% below list).
• Recommended offer: $244k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Ridgeland — 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 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: crime D-, 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.
• Zoned schools: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 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; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,441/mo this rent would consume 60% 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 549 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $244,067 (12.5% below list)

Questions for the listing agent

1. It's been on market 549 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $319,515
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Silver St #101	0.02mi	3/2.5 (-1)	1,785 (0%)	12mo	$303,000	$170	84
123 Silver St #103	0.03mi	3/2.5 (-1)	1,675 (-6%)	10mo	$299,000	$179	75
47 Silver St #103	0.01mi	3/2.5 (-1)	1,675 (-6%)	11mo	$299,000	$179	75
91 Silver St #101	0.03mi	3/2.5 (-1)	1,675 (-6%)	11mo	$299,999	$179	74
15 Silver St #104	0.01mi	3/2.5 (-1)	1,875 (+5%)	15mo	$299,000	$159	74
47 Silver Dr #101	0.01mi	3/2.5 (-1)	1,675 (-6%)	15mo	$299,000	$179	71

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $151,989
• Equity at exit: $251,345

10-year hold

• IRR: 21.5%
• Equity multiple: 6.73×
• Total profit: $447,655
• Equity at exit: $542,036

Cash invested: $78,120 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,441 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $0

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 95%

Sensitivity live

Price	-10% $193	-5% $96	+0% $0	+5% $-96	+10% $-193
Rent	-10% $-193	-5% $-96	+0% $0	+5% $96	+10% $193
Rate	-1.0pp $141	-0.5pp $71	base $0	+0.5pp $-72	+1.0pp $-146

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $279,000 Active 549 DOM
2. 2026-06-18
   days on market $279,000 Active 546 DOM
3. 2026-06-17
   days on market $279,000 Active 545 DOM
4. 2026-06-16
   days on market $279,000 Active 544 DOM
5. 2026-06-15
   days on market $279,000 Active 543 DOM
6. 2026-06-14
   days on market $279,000 Active 541 DOM
7. 2026-06-13
   days on market $279,000 Active 540 DOM
8. 2026-06-10
   days on market $279,000 Active 538 DOM
9. 2026-06-09
   days on market $279,000 Active 537 DOM
10. 2026-06-08
    days on market $279,000 Active 536 DOM
11. 2026-06-07
    days on market $279,000 Active 535 DOM
12. 2026-06-03
    days on market $279,000 Active 531 DOM
13. 2026-06-02
    days on market $279,000 Active 530 DOM
14. 2026-06-01
    days on market $279,000 Active 529 DOM
15. 2026-05-31
    days on market $279,000 Active 528 DOM
16. 2026-05-30
    days on market $279,000 Active 527 DOM
17. 2026-05-20
    price $279,000

    Show marketing remark (759 chars)

    New Price. Bigger Possibilities. From the welcoming front porch, step into a spacious great room that flows into the kitchen and dining area, creating an open living experience. Just off the kitchen is a private covered porch, perfect for outdoor dining or unwinding any time of day. This floor also includes a versatile office/flex space and a convenient laundry room. Need more bedrooms, this becomes bedroom 4. Upstairs, the Volpe features three bedrooms, including a luxurious primary suite with a large private deck and a spacious en-suite bathroom. The additional bedrooms share a central bathroom, offering comfort and privacy. This home lives really large. Builder incentives are available to create lower monthly cost options or cover closing costs.

18. 2026-05-20
    price $279,000 759-char remark

    Show marketing remark (759 chars)

    New Price. Bigger Possibilities. From the welcoming front porch, step into a spacious great room that flows into the kitchen and dining area, creating an open living experience. Just off the kitchen is a private covered porch, perfect for outdoor dining or unwinding any time of day. This floor also includes a versatile office/flex space and a convenient laundry room. Need more bedrooms, this becomes bedroom 4. Upstairs, the Volpe features three bedrooms, including a luxurious primary suite with a large private deck and a spacious en-suite bathroom. The additional bedrooms share a central bathroom, offering comfort and privacy. This home lives really large. Builder incentives are available to create lower monthly cost options or cover closing costs.

19. 2025-02-24
    status Active
20. 2025-02-21
    status Pending
21. 2024-12-16
    listed $299,000 Active
22. 2024-11-21
    price $299,000 759-char remark

    Show marketing remark (759 chars)

    New Price. Bigger Possibilities. From the welcoming front porch, step into a spacious great room that flows into the kitchen and dining area, creating an open living experience. Just off the kitchen is a private covered porch, perfect for outdoor dining or unwinding any time of day. This floor also includes a versatile office/flex space and a convenient laundry room. Need more bedrooms, this becomes bedroom 4. Upstairs, the Volpe features three bedrooms, including a luxurious primary suite with a large private deck and a spacious en-suite bathroom. The additional bedrooms share a central bathroom, offering comfort and privacy. This home lives really large. Builder incentives are available to create lower monthly cost options or cover closing costs.

23. 2024-10-15
    listed $329,000 Active 759-char remark

    Show marketing remark (759 chars)

    New Price. Bigger Possibilities. From the welcoming front porch, step into a spacious great room that flows into the kitchen and dining area, creating an open living experience. Just off the kitchen is a private covered porch, perfect for outdoor dining or unwinding any time of day. This floor also includes a versatile office/flex space and a convenient laundry room. Need more bedrooms, this becomes bedroom 4. Upstairs, the Volpe features three bedrooms, including a luxurious primary suite with a large private deck and a spacious en-suite bathroom. The additional bedrooms share a central bathroom, offering comfort and privacy. This home lives really large. Builder incentives are available to create lower monthly cost options or cover closing costs.

ⓘ 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 6/10 Major
• 🌡 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: $29,288
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$8,116
• Taxable loss: −$4,723
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $1,134/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

• Census place: Ridgeland, 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

-15.2% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $279,000 RSMLS
• 2026-05-20 Price Changed $279,000 LRMLS
• 2025-02-24 Relisted — RSMLS
• 2025-02-21 Pending — RSMLS
• 2024-12-16 Listed $299,000 RSMLS
• 2024-11-21 Price Changed $299,000 LRMLS
• 2024-10-15 Listed $329,000 LRMLS