10 Sundance Ln · Hardeeville, SC 29909

$300,000

1 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 78 Days on market

Built 2001 6,098 sqft lot $244/sqft · 20% below area Est $396k · 24% 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 +15.0/15.0
• Cash flow +8.1/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, move‐in rеadу Јamestοwn/Ѕavannah model on a quiet cul‐dе-sac street. Enjoy the distinct privacy and independence of a standalone home with covered front entry, additional sun room and back patio for a secluded, quiet living environment surrounded by mature trees and flowering shrubs. The 1,301-sqft, interior features 2br, 2ba +sun room with tile and wood floors throughout. No carpet. The updated eat-in kitchen with natural wood grain cabinetry and granite countertops flows naturally into the breakfast area, formal dining area, and additional sunroom. Garage with epoxy floors and lots of additional shelving for storage. This open, versatile space serves as an ideal extension for entertaining, hobbies, study or relaxation. The primary suite features natural light from the charming bay window and a spacious walk-in closet.

Key facts

• Flowering shrubs
• Cul-de-sac street
• Covered front entry

Tags

• CUL-DE-SAC STREET
• COVERED FRONT ENTRY
• ADDITIONAL SUN ROOM
• BACK PATIO
• MATURE TREES
• FLOWERING SHRUBS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (25.1% below list).
• Recommended offer: $225k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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.
• Market conditions: Rents rising fast (+9.3%/yr); 650 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 78 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask is 101% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $138k; list at $300k implies a 117% 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 $224,667 (25.1% 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 78 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $395,500
• List price: $300,000
• Delta: -24.15%
• 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
94 Hampton Cir	0.42mi	2/2.0 (+1)	1,270 (+3%)	3mo	$340,000	$268	68
78 Andover Pl	0.44mi	2/2.0 (+1)	1,305 (+6%)	2mo	$335,000	$257	63
15 Seburn Dr	0.38mi	2/2.0 (+1)	1,343 (+9%)	1mo	$365,000	$272	61
38 Andover Pl	0.59mi	2/2.0 (+1)	1,310 (+6%)	3mo	$343,000	$262	54
18 Bailey Ln	0.74mi	2/2.0 (+1)	1,280 (+4%)	1mo	$345,000	$270	54
53 Hampton Cir	0.64mi	2/2.0 (+1)	1,162 (-6%)	3mo	$305,000	$262	54
23 Andover Pl	0.64mi	2/2.0 (+1)	1,310 (+6%)	4mo	$310,000	$237	51
56 Andover Pl	0.52mi	2/2.0 (+1)	1,372 (+12%)	4mo	$395,000	$288	48
26 Hampton Cir	0.75mi	2/2.0 (+1)	1,180 (-4%)	8mo	$330,000	$280	47
32 Tupelo Ct	0.66mi	2/2.0 (+1)	1,328 (+8%)	6mo	$305,000	$230	46
108 Cypress Holw	0.54mi	2/2.0 (+1)	1,085 (-12%)	9mo	$325,000	$300	43
107 Cypress Run	0.74mi	2/2.0 (+1)	1,328 (+8%)	12mo	$335,000	$252	37

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: -18.1%
• Equity multiple: 0.34×
• Total profit: $-55,709
• Equity at exit: $44,731

10-year hold

• IRR: -2.7%
• Equity multiple: 0.78×
• Total profit: $-18,802
• Equity at exit: $25,939

Cash invested: $84,000 (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: 650
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-298

Break-even live

Break-even rent $2,624

Max offer price $256,826

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	20d	1	0.85mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	13d	1	0.97mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	13d	1	0.97mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	13d	1	1.08mi

Listing history 26 events

1. 2026-06-18
   days on market $300,000 Active 78 DOM
2. 2026-06-17
   days on market $300,000 Active 77 DOM
3. 2026-06-16
   days on market $300,000 Active 76 DOM
4. 2026-06-15
   days on market $300,000 Active 75 DOM
5. 2026-06-14
   days on market $300,000 Active 73 DOM
6. 2026-06-13
   days on market $300,000 Active 72 DOM
7. 2026-06-10
   days on market $300,000 Active 70 DOM
8. 2026-06-09
   days on market $300,000 Active 69 DOM
9. 2026-06-09
   price $300,000 Active 68 DOM
10. 2026-06-08
    days on market $315,000 Active 68 DOM
11. 2026-06-07
    days on market $315,000 Active 67 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    days on market $315,000 Active 64 DOM
14. 2026-06-03
    days on market $315,000 Active 63 DOM
15. 2026-06-02
    days on market $315,000 Active 62 DOM
16. 2026-06-01
    days on market $315,000 Active 61 DOM
17. 2026-05-31
    days on market $315,000 Active 60 DOM
18. 2026-04-22
    price $315,000 847-char remark

    Show marketing remark (651 chars)

    Bright, move-in ready Jamestown/Savannah model on a quiet cul-de-sac street. Enjoy the distinct privacy and independence of a standalone home with covered front entry, additional sun room and back patio for a secluded, quiet living environment surrounded by mature trees and fflowering shrubs. The 1,301-sqft, interior features 2br, 2ba +sun room with tile and wood floors throughout. No carpet. The updated eat-in kitchen with natural wood grain cabinetry and granite countertops Garage with epoxy floors and lots of additional shelving for storage. The primary suite features natural light from the charming bay window and a spacious walk-in closet.

19. 2026-04-22
    price $315,000 651-char remark

    Show marketing remark (651 chars)

    Bright, move-in ready Jamestown/Savannah model on a quiet cul-de-sac street. Enjoy the distinct privacy and independence of a standalone home with covered front entry, additional sun room and back patio for a secluded, quiet living environment surrounded by mature trees and fflowering shrubs. The 1,301-sqft, interior features 2br, 2ba +sun room with tile and wood floors throughout. No carpet. The updated eat-in kitchen with natural wood grain cabinetry and granite countertops Garage with epoxy floors and lots of additional shelving for storage. The primary suite features natural light from the charming bay window and a spacious walk-in closet.

20. 2026-04-01
    price $325,000 847-char remark

    Show marketing remark (651 chars)

    Bright, move-in ready Jamestown/Savannah model on a quiet cul-de-sac street. Enjoy the distinct privacy and independence of a standalone home with covered front entry, additional sun room and back patio for a secluded, quiet living environment surrounded by mature trees and fflowering shrubs. The 1,301-sqft, interior features 2br, 2ba +sun room with tile and wood floors throughout. No carpet. The updated eat-in kitchen with natural wood grain cabinetry and granite countertops Garage with epoxy floors and lots of additional shelving for storage. The primary suite features natural light from the charming bay window and a spacious walk-in closet.

21. 2026-04-01
    listed $149,000 Active 847-char remark

    Show marketing remark (651 chars)

    Bright, move-in ready Jamestown/Savannah model on a quiet cul-de-sac street. Enjoy the distinct privacy and independence of a standalone home with covered front entry, additional sun room and back patio for a secluded, quiet living environment surrounded by mature trees and fflowering shrubs. The 1,301-sqft, interior features 2br, 2ba +sun room with tile and wood floors throughout. No carpet. The updated eat-in kitchen with natural wood grain cabinetry and granite countertops Garage with epoxy floors and lots of additional shelving for storage. The primary suite features natural light from the charming bay window and a spacious walk-in closet.

22. 2026-04-01
    listed $325,000 Active 651-char remark

    Show marketing remark (651 chars)

    Bright, move-in ready Jamestown/Savannah model on a quiet cul-de-sac street. Enjoy the distinct privacy and independence of a standalone home with covered front entry, additional sun room and back patio for a secluded, quiet living environment surrounded by mature trees and fflowering shrubs. The 1,301-sqft, interior features 2br, 2ba +sun room with tile and wood floors throughout. No carpet. The updated eat-in kitchen with natural wood grain cabinetry and granite countertops Garage with epoxy floors and lots of additional shelving for storage. The primary suite features natural light from the charming bay window and a spacious walk-in closet.

23. 2013-04-05
    soldstatus $138,000
24. 2013-03-29
    soldstatus $138,000
25. 2012-12-10
    listed $149,500
26. 2001-05-02
    soldstatus $214,591

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 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: $26,960
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$8,727
• Taxable loss: −$8,886
• Est. tax savings @ 24.0%: +$2,133
• After-tax cash flow: $-1,448/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

+46.8% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $315,000 RSMLS
• 2026-04-22 Price Changed $315,000 LRMLS
• 2026-04-01 Price Changed $325,000 RSMLS
• 2026-04-01 Listed $149,000 RSMLS
• 2026-04-01 Listed $325,000 LRMLS
• 2013-04-05 Sold (Public Records) $138,000 Public Records
• 2013-03-29 Sold (MLS) $138,000 RSMLS
• 2012-12-10 Listed $149,500 RSMLS
• 2001-05-02 Sold (Public Records) $214,591 Public Records

Property tax history

-11.6%/yr

Latest (2025): $144 · -50.2% YoY. Source: county tax records.