894 Sweetbay Dr · Hardeeville, SC 29927

$360,109

5 bd · 2.5 ba · 2,345 sqft · SingleFamily · 6 Days on market

Built 2026 Poor condition 6,534 sqft lot Est $373k · 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).

• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0

Listing remarks

HOA CORRΕCTΙOΝ, Τhe HOΑ duеs are populating incοrrеctly. We are working with Cotality on this issue and should be resolved soon. The HOA monthly dues for the Single-Family homes are $189 a month and the Townhomes are $300 a month. This includes Internet and Irrigation. The Columbia is an open floorplan with a master on the first floor. The kitchen is accented with a large center island with plenty of counter space. The cabinets are white with beautiful granite counters. The family room is spacious and overlooks the backyard space with a covered porch. The master overlooks the backyard with access to the main space of the home. The upstairs loft is spacious

Key facts

• Covered porch
• Large center island
• Upstairs loft

Tags

• OPEN FLOORPLAN
• LARGE CENTER ISLAND
• WHITE CABINETS
• GRANITE COUNTERS
• COVERED PORCH
• UPSTAIRS LOFT

Property features AI

Finance

• Financial info: List price: 374109

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (Columbia plan)
• Exterior features: Living area of 2357

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Columbia plan)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $360k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (17.6% below list).
• Recommended offer: $278k (22.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 2 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,968/mo this rent would consume 49% 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 ($2k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,603 (22.9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $372,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 Sweetbay	0.04mi	5/2.5	2,345 (0%)	1mo	$349,661	$149	98
20 Redfish Way	0.07mi	5/2.5	2,345 (0%)	1mo	$346,961	$148	96
765 Sweetbay Dr	0.07mi	5/2.5	2,345 (0%)	2mo	$358,161	$153	95
569 Sweetbay Dr	0.13mi	5/2.5	2,359 (+1%)	3mo	$343,698	$146	90
796 Crimson Pointe Dr	0.27mi	5/2.5	2,359 (+1%)	1mo	$373,918	$159	85
796 Crimson Pointe	0.27mi	5/2.5	2,359 (+1%)	1mo	$373,918	$159	85
504 Dreher Dr	0.46mi	4/3.0 (-1)	2,500 (+7%)	0mo	$394,990	$158	60
467 Dreher Dr	0.49mi	4/3.0 (-1)	2,500 (+7%)	1mo	$386,990	$155	59
485 Dreher Dr	0.49mi	4/2.5 (-1)	2,181 (-7%)	3mo	$410,000	$188	58
392 Dreher Dr	0.46mi	4/2.5 (-1)	2,181 (-7%)	4mo	$374,990	$172	58
410 Dreher Dr	0.47mi	4/3.0 (-1)	2,500 (+7%)	3mo	$419,990	$168	58
398 Givhans Loop	0.57mi	4/3.0 (-1)	2,500 (+7%)	4mo	$430,000	$172	53

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: 18.6%
• Equity multiple: 2.50×
• Total profit: $151,418
• Equity at exit: $324,415

10-year hold

• IRR: 16.6%
• Equity multiple: 5.56×
• Total profit: $459,492
• Equity at exit: $699,613

Cash invested: $100,831 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,968 medium
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,402/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-570

Break-even live

Break-even rent $3,690

Max offer price $277,603

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: $90,027
• Closing costs: $10,803
• 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	0.14mi
198 Dreher Dr Hardeeville, SC	4.0	3.0	2500	$2,900	$1.16	21d	1	0.43mi

Listing history 16 events

1. 2026-06-16
   status $360,109 Pending 6 DOM
2. 2026-06-16
   days on market $360,109 Active 6 DOM
3. 2026-06-15
   days on market $360,109 Active 5 DOM
4. 2026-06-14
   days on market $360,109 Active 3 DOM
5. 2026-06-13
   remarks 665-char remark
6. 2026-06-13
   pricedays on marketlisting id $360,109 Active 2 DOM
7. 2026-06-10
   days on market $370,109 Active 43 DOM
8. 2026-06-09
   days on market $370,109 Active 42 DOM
9. 2026-06-08
   days on market $370,109 Active 41 DOM
10. 2026-06-07
    days on market $370,109 Active 40 DOM
11. 2026-06-03
    days on market $370,109 Active 36 DOM
12. 2026-06-03
    price $370,109 Active 35 DOM
13. 2026-06-02
    days on market $365,109 Active 35 DOM
14. 2026-06-01
    days on market $365,109 Active 34 DOM
15. 2026-05-31
    days on market $365,109 Active 33 DOM
16. 2026-05-30
    days on market $365,109 Active 32 DOM

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 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: $35,620
• − Mortgage interest: −$20,172
• − Property taxes: −$5,402
• − Insurance: −$6,919
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − Depreciation: −$10,476
• Taxable loss: −$13,047
• Est. tax savings @ 24.0%: +$3,131
• After-tax cash flow: $-3,711/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Immediate focus should be on the roof, exterior, and interior to improve its value.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible interior or exterior flooring in the satellite image.
• Major interior walls/paint — No visible interior walls or paint in the satellite image.
• Major systems — No visible systems in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting/staining — A fresh coat of paint or stain would enhance curb appeal and value.
• Both interior painting — A fresh coat of paint would improve the home's appearance and value.
• Both system upgrades — Upgrading systems like HVAC and electrical would improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible interior or exterior flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls or paint in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting/staining — A fresh coat of paint or stain would enhance curb appeal and value. ↑
• Both interior painting — A fresh coat of paint would improve the home's appearance and value. ↑
• Both system upgrades — Upgrading systems like HVAC and electrical would improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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