76 Cypress Run · Hardeeville, SC 29909

$375,000

2 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 7 Days on market

Built 2003 5,662 sqft lot Est $365k · 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 +11.4/30.0
• ARV discount +6.3/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pretty Primrose in pristine condition offers 2BRs pls den w/ wood flooring. 2BRs w/ 2 full BAs plus office w/ cabinets for extra storage. Crown molding throughout the majority of the home & lovely window treatments. Large eat-in kitchen offers great counter space & cabinets plus a new refrigerator for today's buyer. Exterior has been maintained w/ care & has architectural shingles, gutters & a lovely screened porch; garage offers a work bench & a side door perfect for easy access to the property.

Key facts

• Dog park
• Community gardens
• Landscaped lot

Tags

• LANDSCAPED LOT
• NEW ROOF
• NEW WINDOWS
• HIDDEN CYPRESS AMENITY CENTER
• COMMUNITY GARDENS
• DOG PARK

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community amenities include clubhouse, fitness center, dog park, bocce court and pool; Senior community

Exterior

• Parking: Attached garage with 3 spaces; Three-car garage
• Utilities: Public water
• Home design: Single-story home; Primrose builder model; Asphalt roof; Synthetic stucco exterior
• Construction: Synthetic stucco construction; Asphalt roof
• Exterior features: Enclosed porch; Patio; Porch (screened); Sprinkler / irrigation system; Paved driveway; Rain gutters; Community pool

Interior

• Kitchen: Eat-in kitchen; Range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom on the main level; Den (flex space)
• Flooring: Carpet; Ceramic tile; Engineered hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Insulated windows; Ceiling fans; Main level primary suite; Separate shower; Unfinished walls; Eat-in kitchen; Screened porch
• Laundry & utility: Washer; Dryer; Utility room / laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (29.3% below list).
• Recommended offer: $265k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 35% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.
• Current owner paid $180k; list at $375k implies a 108% 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 $265,300 (29.3% 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: 0.71% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $364,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Nesting Ln	0.25mi	2/2.0	1,438 (+1%)	1mo	$336,250	$234	85
41 Cypress Run	0.13mi	2/2.0	1,324 (-7%)	3mo	$329,000	$248	80
36 Nesting Ln	0.23mi	3/2.0 (+1)	1,338 (-6%)	1mo	$375,000	$280	74
85 Redtail Dr	0.51mi	2/2.0	1,420 (0%)	5mo	$320,000	$225	72
56 Andover Pl	0.57mi	2/2.0	1,372 (-3%)	4mo	$395,000	$288	64
32 Tupelo Ct	0.47mi	2/2.0	1,328 (-6%)	6mo	$305,000	$230	62
78 Andover Pl	0.53mi	2/2.0	1,305 (-8%)	2mo	$335,000	$257	60
38 Andover Pl	0.57mi	2/2.0	1,310 (-8%)	3mo	$343,000	$262	58
23 Andover Pl	0.63mi	2/2.0	1,310 (-8%)	4mo	$310,000	$237	55
1141 Beachcomber Blvd	0.70mi	2/2.0	1,503 (+6%)	4mo	$450,000	$299	54
14 Andover Pl	0.63mi	2/2.0	1,597 (+12%)	4mo	$350,000	$219	47
94 Hampton Cir	0.72mi	2/2.0	1,270 (-11%)	3mo	$340,000	$268	46

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: -14.2%
• Equity multiple: 0.47×
• Total profit: $-55,324
• Equity at exit: $55,914

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $4,083
• Equity at exit: $32,423

Cash invested: $105,000 (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: 657
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,653 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-132

Break-even live

Break-even rent $2,820

Max offer price $351,717

Occupancy floor 100%

Sensitivity live

Price	-10% $80	-5% $-26	+0% $-132	+5% $-238	+10% $-344
Rent	-10% $-341	-5% $-237	+0% $-132	+5% $-27	+10% $78
Rate	-1.0pp $57	-0.5pp $-36	base $-132	+0.5pp $-229	+1.0pp $-328

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	15d	1	0.25mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	22d	1	0.36mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	0.43mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.06mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.10mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	15d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $375,000 Active 7 DOM
2. 2026-06-18
   days on market $375,000 Active 4 DOM
3. 2026-06-17
   days on market $375,000 Active 3 DOM
4. 2026-06-16
   days on market $375,000 Active 2 DOM
5. 2026-06-15
   remarks 679-char remark
6. 2026-06-15
   listed $375,000 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: $1,259 · $105/mo
• Projected year-2 tax: $2,138 · $178/mo
• Expected delta: +$879/yr (+$73/mo · 69.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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: $31,836
• − Mortgage interest: −$21,006
• − Property taxes: −$1,259
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$10,909
• Taxable loss: −$8,306
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $412/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

+92.3% since first listed

8 events — show timeline

• 2026-06-14 Listed $375,000 RSMLS
• 2014-01-15 Sold (MLS) $180,000 RSMLS
• 2014-01-14 Sold (Public Records) $180,000 Public Records
• 2013-10-23 Listed $189,900 RSMLS
• 2013-06-14 Sold (Public Records) $183,000 Public Records
• 2013-06-11 Sold (MLS) $183,000 RSMLS
• 2013-04-01 Listed $189,900 RSMLS
• 2007-02-23 Sold (Public Records) $195,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,259 · -0.1% YoY. Source: county tax records.