1780 Sanctum St · Hardeeville, SC 29936

$365,000

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 3 Days on market

Built 2023 5,227 sqft lot Est $354k · at est.

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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 +9.6/30.0
• ARV discount +6.1/15.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.4/10.0

Listing remarks MLS

**New Community, The Retreat at East Argent, Resort Style Living-WOW! Amazing 4 Bedroom single level! Large Kitchen w/ Granite Countertops, Stainless Steel Appliances & Pantry is OPEN to Dining Area & Living Room! Perfect for Entertaining! Privately Located Primary Suite enjoys LARGE Walk-In Closet & Bath! Walk-In Shower! 3 Large Guest Bedrooms! Smart Home Technology & 2'' Faux Wood Blinds Included! Pictures, photographs, colors, features, & sizes are for illustration purposes only & will vary from the homes as built. Home is under construction.

Key facts

• Fitness center
• Clubhouse
• Spacious living area

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS LIVING AREA
• PRIVATE OWNER'S SUITE
• RESORT-STYLE POOL
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community amenities include clubhouse, dog park, fitness center, fire pit, playground, pickleball, pool, and trails

Exterior

• Parking: Detached or attached one-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Water heater (energy-efficient)
• Home design: Single-story home; Helena builder model; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Privacy fence; Sprinkler/irrigation system; Paved driveway; Patio; Rain gutters; Storm/security shutters; Community pool

Interior

• Kitchen: Dishwasher; Gas range; Self-cleaning oven; Microwave; Refrigerator; Freezer; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Attic; Book cases; Built-in features; Ceiling fan(s); Carbon monoxide detector; Main level primary; Multiple closets; Smooth ceilings; Smart thermostat; Pantry; Eat-in kitchen; Screened windows
• Laundry & utility: Washer; Dryer; Utility room; Tankless water heater

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 $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (27.5% below list).
• Recommended offer: $265k (27.5% 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.
• 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: Hardeeville Elementary (math 9% / reading 13%, grade F, #581 of 597 statewide, top 97%, 610 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; 2 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,647/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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $264,740 (27.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 11.5

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	0.14mi	4/2.0	1,482 (0%)	3mo	$350,490	$236	91
1006 Sanctum St	0.33mi	4/2.0	1,482 (0%)	1mo	$352,490	$238	84
1161 Sanctum St	0.29mi	4/2.0	1,482 (0%)	3mo	$353,490	$239	84
889 Sanctum St	0.34mi	4/2.0	1,482 (0%)	1mo	$345,490	$233	84
1053 Sanctum St	0.33mi	4/2.0	1,482 (0%)	2mo	$350,490	$236	83
1305 Sanctum St	0.23mi	3/2.5 (-1)	1,518 (+2%)	3mo	$358,490	$236	76
956 Sanctuary Dr	0.29mi	3/2.0 (-1)	1,618 (+9%)	1mo	$381,490	$236	65
271 Hiatus Ct	0.26mi	3/2.0 (-1)	1,618 (+9%)	4mo	$400,000	$247	65
269 Rifle Rd	0.29mi	3/2.0 (-1)	1,347 (-9%)	3mo	$339,990	$252	64
269 Rifle Rd	0.30mi	3/2.0 (-1)	1,347 (-9%)	3mo	$399,990	$297	63
113 Gun Powder Ct	0.33mi	3/2.0 (-1)	1,347 (-9%)	3mo	$349,990	$260	62
113 Gun Powder Ct	0.33mi	3/2.0 (-1)	1,347 (-9%)	4mo	$349,990	$260	61

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $183,030
• Equity at exit: $328,821

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $551,182
• 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 29936

• Home prices YoY: 33.1%
• Active inventory: 359
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,647 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$272 /mo · $3,258/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-246

Break-even live

Break-even rent $2,959

Max offer price $321,495

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-143	+0% $-246	+5% $-350	+10% $-453
Rent	-10% $-455	-5% $-351	+0% $-246	+5% $-142	+10% $-37
Rate	-1.0pp $-62	-0.5pp $-153	base $-246	+0.5pp $-341	+1.0pp $-437

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
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	23d	1	0.17mi
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	23d	1	0.29mi

Listing history 3 events

1. 2026-06-21
   days on market $365,000 Active 3 DOM
2. 2026-06-18
   remarks 675-char remark
3. 2026-06-18
   listed $365,000 Active 1 DOM

ⓘ 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: $3,258 · $272/mo
• Projected year-2 tax: $3,258 · $272/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $31,769
• − Mortgage interest: −$20,446
• − Property taxes: −$3,258
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − Depreciation: −$10,618
• Taxable loss: −$9,461
• Est. tax savings @ 24.0%: +$2,271
• After-tax cash flow: $-684/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: 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

+9.4% since first listed

4 events — show timeline

• 2026-06-18 Listed $365,000 RSMLS
• 2023-09-25 Sold (MLS) $333,490 LRMLS
• 2023-06-06 Pending — LRMLS
• 2023-05-23 Listed $333,490 LRMLS

Property tax history

-60.4%/yr

Latest (2025): $3,258 · -60.4% YoY. Source: county tax records.