34 Wainwright Dr · Hardeeville, SC 29909

$399,900

2 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 77 Days on market

Built 2004 4,356 sqft lot $234/sqft · 12% below area Est $449k · 11% under

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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 +12.4/15.0
• Cash flow +9.5/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New EGRET Model: 2 Bedroom, 2 Bath, with Den. Very spacious layout with plenty of upgrades. Enjoy the lavish lifestyle at Sun City and LIVE ON.

Key facts

• Hurricane shutters
• Private patio
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• QUARTZ BREAKFAST BAR
• NEW ROOF
• INDOOR LAUNDRY ROOM
• HURRICANE SHUTTERS
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (33.6% below list).
• Recommended offer: $265k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: amenities F, commute F, cost of living F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 35% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $193k; list at $400k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,472 (33.6% 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 77 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 12.6

CMA / ARV

• ARV (median comp): $448,774
• List price: $399,900
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Doncaster Ln	0.30mi	2/2.0	1,719 (+0%)	4mo	$369,000	$215	82
15 Wainwright Dr	0.11mi	2/2.0	1,554 (-9%)	1mo	$410,000	$264	79
7 Sunbeam Dr	0.55mi	2/2.0	1,674 (-2%)	2mo	$406,000	$243	69
48 Doncaster Ln	0.33mi	2/2.0	1,850 (+8%)	3mo	$439,900	$238	68
192 Stratford Village Way	0.49mi	2/2.0	1,830 (+7%)	4mo	$432,500	$236	63
32 Doncaster Ln	0.41mi	2/2.0	1,871 (+9%)	5mo	$425,000	$227	62
45 Sunbeam Dr	0.55mi	2/2.0	1,830 (+7%)	2mo	$415,000	$227	61
191 Stratford Village Way	0.52mi	2/2.0	1,850 (+8%)	2mo	$395,000	$214	60
40 Doncaster Ln	0.37mi	2/2.0	1,928 (+13%)	4mo	$395,000	$205	58
36 Sunbeam Dr	0.61mi	2/2.0	1,884 (+10%)	4mo	$360,000	$191	51
18 Sundome Ct	0.54mi	2/2.0	1,957 (+14%)	4mo	$375,000	$192	48
4 Sunbeam Dr	0.57mi	3/2.0 (+1)	1,937 (+13%)	2mo	$440,000	$227	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-68,528
• Equity at exit: $59,626

10-year hold

• IRR: -2.1%
• Equity multiple: 0.83×
• Total profit: $-19,239
• Equity at exit: $34,576

Cash invested: $111,972 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,655 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-276

Break-even live

Break-even rent $3,004

Max offer price $351,204

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-162	+0% $-276	+5% $-389	+10% $-502
Rent	-10% $-485	-5% $-381	+0% $-276	+5% $-171	+10% $-66
Rate	-1.0pp $-74	-0.5pp $-174	base $-276	+0.5pp $-379	+1.0pp $-485

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	0.52mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	23d	1	0.63mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	23d	1	0.83mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	15d	1	0.88mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	15d	1	0.96mi
193 University Pkwy Okatie, SC	3.0	2.0	1257	$2,350	$1.87	15d	1	0.97mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	15d	1	1.03mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	1.06mi
10 Candlelight Ln Bluffton, SC	2.0	2.0	2189	$3,000	$1.37	15d	1	1.23mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.34mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $399,900 Active 77 DOM
2. 2026-06-18
   days on market $399,900 Active 74 DOM
3. 2026-06-17
   days on market $399,900 Active 73 DOM
4. 2026-06-16
   days on market $399,900 Active 72 DOM
5. 2026-06-15
   days on market $399,900 Active 71 DOM
6. 2026-06-14
   days on market $399,900 Active 69 DOM
7. 2026-06-13
   days on market $399,900 Active 68 DOM
8. 2026-06-10
   days on market $399,900 Active 66 DOM
9. 2026-06-09
   days on market $399,900 Active 65 DOM
10. 2026-06-08
    days on market $399,900 Active 64 DOM
11. 2026-06-07
    days on market $399,900 Active 63 DOM
12. 2026-06-05
    days on market $399,900 Active 60 DOM
13. 2026-06-03
    days on market $399,900 Active 59 DOM
14. 2026-06-02
    days on market $399,900 Active 58 DOM
15. 2026-06-01
    days on market $399,900 Active 57 DOM
16. 2026-05-31
    days on market $399,900 Active 56 DOM
17. 2025-07-21
    price $409,900
18. 2025-07-01
    price $419,900
19. 2025-03-11
    listed $429,900 Active
20. 2004-12-27
    soldstatus $192,581 143-char remark

    Show marketing remark (143 chars)

    New EGRET Model: 2 Bedroom, 2 Bath, with Den. Very spacious layout with plenty of upgrades. Enjoy the lavish lifestyle at Sun City and LIVE ON.

21. 2004-11-08
    listed $205,522 143-char remark

    Show marketing remark (143 chars)

    New EGRET Model: 2 Bedroom, 2 Bath, with Den. Very spacious layout with plenty of upgrades. Enjoy the lavish lifestyle at Sun City and LIVE ON.

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$970/yr (+$81/mo · 74.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $31,857
• − Mortgage interest: −$22,401
• − Property taxes: −$1,310
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,549
• − Management: −$2,549
• − Depreciation: −$11,633
• Taxable loss: −$10,584
• Est. tax savings @ 24.0%: +$2,540
• After-tax cash flow: $-768/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 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

• County: Beaufort County · 163,770 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 24,003
• Household income: $91,294
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 268.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.99%
• Current HPI: 196.0491
• Rent YoY: ▲ 9.31%
• 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

+99.4% since first listed

5 events — show timeline

• 2025-07-21 Price Changed $409,900 RSMLS
• 2025-07-01 Price Changed $419,900 RSMLS
• 2025-03-11 Listed $429,900 RSMLS
• 2004-12-27 Sold (MLS) $192,581 RSMLS
• 2004-11-08 Listed $205,522 RSMLS

Property tax history

+3.2%/yr

Latest (2025): $1,310 · -0.1% YoY. Source: county tax records.