15 Silver St #102 · Ridgeland, SC 29936

$279,000

3 bd · 2.5 ba · 1,675 sqft · Townhouse · 552 Days on market

Built 2024 3,484 sqft lot Est $300k · 7% under ↓ 15% since listing

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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 +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Livability +3.4/5.0
• 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 MLS

For a limited time, take advantage of an exclusive cash incentive that makes owning your dream townhome more attainable than ever. This special offer puts you one step closer to your FOUR Bedroom home while paying less than you would for rent--yes, really. Imagine stepping into a brand-new home designed for modern living, where convenience meets coastal lifestyle. Perfectly located with easy access to I-95, commuting is effortless while weekend escapes to the shoreline are always within reach. Whether you're looking to invest in real estate or finally make the move from renting to owning, this is your moment. Opportunities like this don't last--secure a low-maintenance, beautifully crafted new townhome and start building equity instead of paying your landlord.

Key facts

• Large loft
• Open-concept space
• Walk-in closet

Tags

• OPEN-CONCEPT SPACE
• PRIVATE COVERED PORCH
• FIRST-FLOOR PRIMARY SUITE
• SPACIOUS EN-SUITE BATHROOM
• LARGE LOFT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property includes 4 lots

Exterior

• Parking: Unassigned parking
• Security: Smoke detectors
• Utilities: Public water
• Home design: New construction, never occupied; Faces south; Builder model: Reynard
• Construction: Stone and vinyl siding exterior; Asphalt roof
• Exterior features: Balcony; Front porch; Rear porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Main level primary bedroom
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Multiple closets; Smooth ceilings; Separate shower; Eat-in kitchen; New paint; Pantry; Insulated windows; Unfurnished
• Laundry & utility: Air-to-air exchanger

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (25.6% below list).
• Recommended offer: $208k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D-, 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.
• Zoned schools: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 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; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,076/mo this rent would consume 51% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 552 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $207,575 (25.6% 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 552 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $299,825
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Silver St #103	0.05mi	3/2.5	1,675 (0%)	10mo	$299,000	$179	90
47 Silver St #103	0.02mi	3/2.5	1,675 (0%)	11mo	$299,000	$179	90
91 Silver St #101	0.04mi	3/2.5	1,675 (0%)	11mo	$299,999	$179	89
47 Silver Dr #101	0.02mi	3/2.5	1,675 (0%)	15mo	$299,000	$179	86
15 Silver St #101	0.02mi	3/2.5	1,785 (+7%)	12mo	$303,000	$170	78
15 Silver St #104	0.01mi	3/2.5	1,875 (+12%)	15mo	$299,000	$159	67

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $133,622
• Equity at exit: $251,345

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $407,996
• Equity at exit: $542,036

Cash invested: $78,120 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-288

Break-even live

Break-even rent $2,441

Max offer price $237,288

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-192	+0% $-288	+5% $-385	+10% $-481
Rent	-10% $-452	-5% $-370	+0% $-288	+5% $-206	+10% $-124
Rate	-1.0pp $-148	-0.5pp $-217	base $-288	+0.5pp $-361	+1.0pp $-434

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $279,000 Active 552 DOM
2. 2026-06-18
   days on market $279,000 Active 549 DOM
3. 2026-06-17
   days on market $279,000 Active 548 DOM
4. 2026-06-16
   days on market $279,000 Active 547 DOM
5. 2026-06-15
   days on market $279,000 Active 546 DOM
6. 2026-06-14
   days on market $279,000 Active 544 DOM
7. 2026-06-13
   days on market $279,000 Active 543 DOM
8. 2026-06-10
   days on market $279,000 Active 541 DOM
9. 2026-06-09
   days on market $279,000 Active 540 DOM
10. 2026-06-08
    days on market $279,000 Active 539 DOM
11. 2026-06-07
    days on market $279,000 Active 538 DOM
12. 2026-06-03
    days on market $279,000 Active 534 DOM
13. 2026-06-02
    days on market $279,000 Active 533 DOM
14. 2026-06-01
    days on market $279,000 Active 532 DOM
15. 2026-05-31
    days on market $279,000 Active 531 DOM
16. 2026-05-30
    days on market $279,000 Active 530 DOM
17. 2026-04-09
    price $279,000

    Show marketing remark (770 chars)

    For a limited time, take advantage of an exclusive cash incentive that makes owning your dream townhome more attainable than ever. This special offer puts you one step closer to your FOUR Bedroom home while paying less than you would for rent--yes, really. Imagine stepping into a brand-new home designed for modern living, where convenience meets coastal lifestyle. Perfectly located with easy access to I-95, commuting is effortless while weekend escapes to the shoreline are always within reach. Whether you're looking to invest in real estate or finally make the move from renting to owning, this is your moment. Opportunities like this don't last--secure a low-maintenance, beautifully crafted new townhome and start building equity instead of paying your landlord.

18. 2026-04-09
    price $279,000 770-char remark

    Show marketing remark (770 chars)

    For a limited time, take advantage of an exclusive cash incentive that makes owning your dream townhome more attainable than ever. This special offer puts you one step closer to your FOUR Bedroom home while paying less than you would for rent--yes, really. Imagine stepping into a brand-new home designed for modern living, where convenience meets coastal lifestyle. Perfectly located with easy access to I-95, commuting is effortless while weekend escapes to the shoreline are always within reach. Whether you're looking to invest in real estate or finally make the move from renting to owning, this is your moment. Opportunities like this don't last--secure a low-maintenance, beautifully crafted new townhome and start building equity instead of paying your landlord.

19. 2024-12-16
    listed $299,000 Active
20. 2024-11-21
    price $299,000 770-char remark

    Show marketing remark (770 chars)

    For a limited time, take advantage of an exclusive cash incentive that makes owning your dream townhome more attainable than ever. This special offer puts you one step closer to your FOUR Bedroom home while paying less than you would for rent--yes, really. Imagine stepping into a brand-new home designed for modern living, where convenience meets coastal lifestyle. Perfectly located with easy access to I-95, commuting is effortless while weekend escapes to the shoreline are always within reach. Whether you're looking to invest in real estate or finally make the move from renting to owning, this is your moment. Opportunities like this don't last--secure a low-maintenance, beautifully crafted new townhome and start building equity instead of paying your landlord.

21. 2024-10-15
    listed $329,000 Active 770-char remark

    Show marketing remark (770 chars)

    For a limited time, take advantage of an exclusive cash incentive that makes owning your dream townhome more attainable than ever. This special offer puts you one step closer to your FOUR Bedroom home while paying less than you would for rent--yes, really. Imagine stepping into a brand-new home designed for modern living, where convenience meets coastal lifestyle. Perfectly located with easy access to I-95, commuting is effortless while weekend escapes to the shoreline are always within reach. Whether you're looking to invest in real estate or finally make the move from renting to owning, this is your moment. Opportunities like this don't last--secure a low-maintenance, beautifully crafted new townhome and start building equity instead of paying your landlord.

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $24,909
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$8,116
• Taxable loss: −$8,401
• Est. tax savings @ 24.0%: +$2,016
• After-tax cash flow: $-1,443/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 — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgeland, 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

-15.2% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $279,000 RSMLS
• 2026-04-09 Price Changed $279,000 LRMLS
• 2024-12-16 Listed $299,000 RSMLS
• 2024-11-21 Price Changed $299,000 LRMLS
• 2024-10-15 Listed $329,000 LRMLS