188 Red Dogwood Ln · Hardeeville, SC 29927

$365,000

4 bd · 2.0 ba · 1,779 sqft · SingleFamily · 62 Days on market

Built 2024 7,405 sqft lot Est $340k · 7% over

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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 +7.0/30.0
• ARV discount +4.2/15.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0
• DSCR +1.2/10.0

Listing remarks

Welcome tο 188 Red Dοgwoοd Ꮮane in Ηаrdeeville, SC, where easу, ѕingle-story living meets comfort and style. This thoughtfully designed home offers a functional and inviting layout, perfect for both everyday living and effortless entertaining. Step inside to an open-concept living space filled with natural light, seamlessly connecting the living room, dining area, and kitchen. The kitchen serves as the heart of the home, featuring a spacious island, ample cabinetry, and plenty of counter space, ideal for hosting or enjoying quiet nights in. The private owner's suite offers a relaxing retreat with a well-appointed ensuite bath and generous closet space. Additional

Key facts

• Spacious island
• Ample cabinetry
• Backyard space

Tags

• SINGLE STORY LIVING
• OPEN CONCEPT LIVING SPACE
• SPACIOUS ISLAND
• AMPLE CABINETRY
• GENEROUS CLOSET SPACE
• BACKYARD SPACE

Property features AI

Finance

• Other: Energy Star Certified Homes
• HOA & community: Community clubhouse; Community fitness center; Community playground; Community pool; Community tennis courts

Exterior

• Parking: 2-car garage; Garage
• Utilities: Public water (community/co-op); Water available
• Home design: Single-story home; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Yard fenced; Fence; Community pool; Has view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Pantry; Eat-in kitchen
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Pull-down attic stairs; Separate shower; Eat-in kitchen; Pantry; Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (23.0% below list).
• Recommended offer: $270k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.6% in Hardeeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,811/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 337% 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $269,695 (26.1% 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 62 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.77% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $339,789
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Red Dogwood Ln	0.07mi	4/2.0	1,779 (0%)	1mo	$339,000	$191	96
853 Sweetbay Dr	0.23mi	4/2.0	1,885 (+6%)	0mo	$330,000	$175	79
933 Sweetbay Dr	0.22mi	4/2.0	1,885 (+6%)	1mo	$355,509	$189	79
811 Sweetbay Dr	0.23mi	4/2.0	1,885 (+6%)	2mo	$362,280	$192	78
766 Crimson Pointe Dr	0.28mi	4/2.5	1,869 (+5%)	1mo	$336,610	$180	76
734 Crimson Pointe Dr	0.27mi	4/2.5	1,869 (+5%)	2mo	$326,163	$175	75
747 Crimson Pointe Dr	0.29mi	4/2.5	1,853 (+4%)	3mo	$333,342	$180	75
213 Clearwater Walk	0.48mi	3/2.0 (-1)	1,750 (-2%)	2mo	$460,000	$263	68
409 Dreher Dr	0.32mi	4/2.5	1,958 (+10%)	2mo	$360,000	$184	65
438 Givhans Loop	0.39mi	3/2.0 (-1)	1,622 (-9%)	0mo	$341,284	$210	62
873 Sweetbay Dr	0.23mi	3/2.0 (-1)	1,520 (-15%)	1mo	$334,944	$220	59
723 Sweetbay Dr	0.25mi	3/2.0 (-1)	1,520 (-15%)	1mo	$331,952	$218	58

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: 18.9%
• Equity multiple: 2.53×
• Total profit: $156,377
• Equity at exit: $328,821

10-year hold

• IRR: 16.9%
• Equity multiple: 5.63×
• Total profit: $473,148
• Equity at exit: $709,115

Cash invested: $102,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,811 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$694 /mo · $8,332/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-540

Break-even live

Break-even rent $3,494

Max offer price $269,695

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
183 Black Diamond Ln Hardeeville, SC	4.0	2.5	2524	$3,000	$1.19	13d	1	0.04mi
198 Dreher Dr Hardeeville, SC	4.0	3.0	2500	$2,900	$1.16	21d	1	0.30mi

Listing history 16 events

1. 2026-06-18
   days on market $365,000 Active 62 DOM
2. 2026-06-17
   days on market $365,000 Active 61 DOM
3. 2026-06-16
   days on market $365,000 Active 60 DOM
4. 2026-06-15
   days on market $365,000 Active 59 DOM
5. 2026-06-14
   days on market $365,000 Active 57 DOM
6. 2026-06-13
   days on market $365,000 Active 56 DOM
7. 2026-06-10
   days on market $365,000 Active 54 DOM
8. 2026-06-09
   days on market $365,000 Active 53 DOM
9. 2026-06-08
   days on market $365,000 Active 52 DOM
10. 2026-06-07
    days on market $365,000 Active 51 DOM
11. 2026-06-03
    days on market $365,000 Active 47 DOM
12. 2026-06-02
    days on market $365,000 Active 46 DOM
13. 2026-06-01
    days on market $365,000 Active 45 DOM
14. 2026-05-31
    days on market $365,000 Active 44 DOM
15. 2026-05-30
    days on market $365,000 Active 43 DOM
16. 2026-04-17
    listed $365,000 Active

ⓘ 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: $8,332 · $694/mo
• Projected year-2 tax: $8,332 · $694/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $33,738
• − Mortgage interest: −$20,446
• − Property taxes: −$8,332
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$10,618
• Taxable loss: −$12,882
• Est. tax savings @ 24.0%: +$3,092
• After-tax cash flow: $-3,382/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 event — show timeline

• 2026-04-17 Listed $365,000 RSMLS

Property tax history

+2969.5%/yr

Latest (2025): $8,332 · +2969.5% YoY. Source: county tax records.