Helena Plan · Hardeeville, SC 29936

$347,490

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 108 Days on market

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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
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Schools +1.4/10.0

Listing remarks

Welcome to the Helena floorplan, a beautifully designed one-story home that combines style, efficiency, and comfort. With 1,482 square feet, 4 bedrooms, 2 bathrooms, and a spacious 1-car garage, this D. R. Horton floor plan in The Retreat at East Argent offers everything you need. The Helena's open-concept layout makes everyday living and entertaining easy. The spacious kitchen features a large island overlooking the living and dining areas, so you're always part of the action. The private primary suite, located at the back of the home, includes a roomy walk-in closet and an attached bathroom. Two secondary bedrooms are nestled toward the front, offering flexibility for guests, kids, or you

Key facts

• Garage
• Listed 108 days

Property features AI

Finance

• Financial info: List price $346,490

Exterior

• Home design: Single-family home, Helena plan; New construction
• Construction: Living area approximately 1482; Built as part of 2026 listings
• Exterior features: Located at 86 Sanctuary Dr, Ridgeland SC 29936

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Helena (new construction plan)

🏗️ New construction. The $347,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $354,198.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (24.1% below list).
• Recommended offer: $264k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 $2,638/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 $38k 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($316k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,834 (24.1% 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 108 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 11.2

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
1521 Sanctum St	0.28mi	4/2.0	1,482 (0%)	3mo	$350,490	$236	84
1006 Sanctum St	0.41mi	4/2.0	1,482 (0%)	1mo	$352,490	$238	80
889 Sanctum St	0.42mi	4/2.0	1,482 (0%)	1mo	$345,490	$233	80
1161 Sanctum St	0.40mi	4/2.0	1,482 (0%)	3mo	$353,490	$239	79
1053 Sanctum St	0.42mi	4/2.0	1,482 (0%)	2mo	$350,490	$236	79
271 Hiatus Ct	0.12mi	3/2.0 (-1)	1,618 (+9%)	4mo	$400,000	$247	71
1305 Sanctum St	0.35mi	3/2.5 (-1)	1,518 (+2%)	3mo	$358,490	$236	70
956 Sanctuary Dr	0.37mi	3/2.0 (-1)	1,618 (+9%)	1mo	$381,490	$236	61
269 Rifle Rd	0.42mi	3/2.0 (-1)	1,347 (-9%)	3mo	$339,990	$252	58
269 Rifle Rd	0.43mi	3/2.0 (-1)	1,347 (-9%)	3mo	$399,990	$297	58
113 Gun Powder Ct	0.47mi	3/2.0 (-1)	1,347 (-9%)	3mo	$349,990	$260	55
113 Gun Powder Ct	0.47mi	3/2.0 (-1)	1,347 (-9%)	4mo	$349,990	$260	55

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $169,794
• Equity at exit: $319,090

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $518,301
• Equity at exit: $688,129

Cash invested: $99,175 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,638 medium
• Mortgage (P&I): −$1,857
• Tax est. 1.5%: −$443 /mo · $5,313/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-363

Break-even live

Break-even rent $3,098

Max offer price $301,600

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: $88,550
• Closing costs: $10,626
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	21d	1	0.05mi
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	21d	1	0.30mi

Listing history 15 events

1. 2026-06-18
   days on market $347,490 Active 108 DOM
2. 2026-06-17
   days on market $347,490 Active 107 DOM
3. 2026-06-16
   days on market $347,490 Active 106 DOM
4. 2026-06-15
   days on market $347,490 Active 105 DOM
5. 2026-06-14
   days on market $347,490 Active 103 DOM
6. 2026-06-13
   days on market $347,490 Active 102 DOM
7. 2026-06-10
   days on market $347,490 Active 100 DOM
8. 2026-06-09
   days on market $347,490 Active 99 DOM
9. 2026-06-08
   days on market $347,490 Active 98 DOM
10. 2026-06-07
    days on market $347,490 Active 97 DOM
11. 2026-06-03
    days on market $347,490 Active 93 DOM
12. 2026-06-02
    days on market $347,490 Active 92 DOM
13. 2026-06-01
    days on market $347,490 Active 91 DOM
14. 2026-05-31
    days on market $347,490 Active 90 DOM
15. 2026-05-30
    days on market $347,490 Active 89 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,660
• − Mortgage interest: −$19,841
• − Property taxes: −$5,313
• − Insurance: −$1,771
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$10,304
• Taxable loss: −$10,634
• Est. tax savings @ 24.0%: +$2,552
• After-tax cash flow: $-1,810/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