603 Shirley St · Hardeeville, SC 29927

$320,900

3 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 98 Days on market

Built 1983 8,712 sqft lot Est $264k · 21% over ↓ 1% since listing

---

Why this score? — see what drove the F 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 +8.9/30.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks

603 Shirley St - Hardeeville, SC 29927 Welcome to this charming single-family home located in a quiet, established neighborhood in Hardeeville, South Carolina. This cozy single-story residence offers approximately 1,058 square feet of living space situated on a generous 8,712 sq ft lot, providing both comfortable indoor living and ample outdoor space. The spacious yard offers plenty of room for gardening, entertaining, or future expansion, making it a versatile property for a variety of lifestyles. A storage shed with power adds additional functionality for hobbies, storage, or workshop use. Recent updates include a new roof installed in 2021 and a new HVAC system installed in 2022, offeri

Key facts

• 8,712 sq ft lot
• Garage
• Built 1983

Property features AI

Finance

• Other: Directions to property provided
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: No attached garage
• Security: Security: information not provided
• Utilities: Public sewer
• Home design: Single-story (implied by crawl foundation and total building area); Vinyl siding; Composition roof; Crawl space foundation; Property address: 603 Shirley Street, Hardeeville, SC 29927
• Construction: Vinyl siding construction; Composition shingle roof; Crawl space foundation; Building area approximately 1,058 (unit not restated as per instructions)
• Exterior features: Residential zoning; Lot approximately 0.2 acres

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Automatic garage door opener (listed with appliances)
• Bedrooms: Bedrooms: information not provided
• Flooring: Flooring: information not provided
• Bathrooms: One full bathroom
• Heating & cooling: Electric central heating; Central electric air conditioning
• Interior features: Open floor plan (implied by appliances and single-level layout)
• Laundry & utility: Laundry: information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $321k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (35.0% below list).
• Recommended offer: $209k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Rents soft (-1.7%/yr); 503 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($292k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $208,603 (35.0% 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 98 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $264,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Charles St	0.70mi	3/1.0	1,062 (+0%)	21mo	$265,000	$250	50
1693 Paynesville Rd	0.74mi	3/1.0	1,107 (+5%)	11mo	$275,000	$248	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.69×
• Total profit: $152,082
• Equity at exit: $289,092

10-year hold

• IRR: 18.6%
• Equity multiple: 6.00×
• Total profit: $449,500
• Equity at exit: $623,438

Cash invested: $89,852 (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 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 503
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,086 medium
• Mortgage (P&I): −$1,683
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-258

Break-even live

Break-even rent $2,412

Max offer price $275,371

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-167	+0% $-258	+5% $-349	+10% $-439
Rent	-10% $-423	-5% $-340	+0% $-258	+5% $-175	+10% $-93
Rate	-1.0pp $-96	-0.5pp $-176	base $-258	+0.5pp $-341	+1.0pp $-425

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: $80,225
• Closing costs: $9,627
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Garr Ln Unit F-102 Hardeeville, SC	3.0	1.0	1100	$1,545	$1.40	21d	1	0.65mi

Listing history 18 events

1. 2026-06-18
   days on market $320,900 Active 98 DOM
2. 2026-06-17
   days on market $320,900 Active 97 DOM
3. 2026-06-16
   days on market $320,900 Active 96 DOM
4. 2026-06-15
   days on market $320,900 Active 95 DOM
5. 2026-06-14
   days on market $320,900 Active 93 DOM
6. 2026-06-13
   days on market $320,900 Active 92 DOM
7. 2026-06-10
   days on market $320,900 Active 90 DOM
8. 2026-06-09
   days on market $320,900 Active 89 DOM
9. 2026-06-08
   days on market $320,900 Active 88 DOM
10. 2026-06-07
    days on market $320,900 Active 87 DOM
11. 2026-06-03
    days on market $320,900 Active 83 DOM
12. 2026-06-02
    days on market $320,900 Active 82 DOM
13. 2026-06-01
    days on market $320,900 Active 81 DOM
14. 2026-05-31
    days on market $320,900 Active 80 DOM
15. 2026-05-30
    days on market $320,900 Active 79 DOM
16. 2026-04-10
    price $320,900
17. 2026-03-12
    listed $324,900 Active
18. 2026-03-12
    price $324,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,070 · $89/mo
• Projected year-2 tax: $1,829 · $152/mo
• Expected delta: +$759/yr (+$63/mo · 71.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 98% 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: $25,032
• − Mortgage interest: −$17,975
• − Property taxes: −$1,070
• − Insurance: −$1,604
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$9,335
• Taxable loss: −$8,958
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-943/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): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

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: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• 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

-1.2% since first listed

3 events — show timeline

• 2026-04-10 Price Changed $320,900 LRMLS
• 2026-03-12 Listed $324,900 LRMLS
• 2026-03-12 Price Changed $324,900 LRMLS

Property tax history

+0.5%/yr

Latest (2025): $1,070 · +4.9% YoY. Source: county tax records.