Freeport Plan · Ridgeland, SC 29936

$312,490

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 272 Days on market

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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 +8.0/30.0
• ARV discount +7.5/15.0
• 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

Welcome to The Groves at Bee's Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station!

Key facts

• Nature trails
• 2 garage spots
• Listed 272 days

Tags

• CHEF INSPIRED KITCHEN
• STAINLESS STEEL APPLIANCES
• SMART HOME TECHNOLOGY
• CONVENIENT ACCESS TO I95
• RECREATIONAL OPPORTUNITIES
• NATURE TRAILS

Property features AI

Finance

• Financial info: List price $312,490; Inventory listed as a plan (new construction)

Exterior

• Home design: Single-family plan (Freeport)
• Exterior features: Living area approximately 1,497

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan (Freeport plan)

🏗️ New construction. The $312,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $321,855.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (23.3% below list).
• Recommended offer: $240k (23.3% 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: schools F, crime D-, amenities 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: 358 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,396/mo this rent would consume 59% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,639 (23.3% 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. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 23% 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: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $321,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Veil Dr	0.01mi	4/2.0	1,497 (0%)	9mo	$328,490	$219	92
7 Pollen Dr	0.19mi	4/2.0	1,497 (0%)	1mo	$317,490	$212	91
21 Veil Dr	0.06mi	4/2.0	1,497 (0%)	9mo	$326,990	$218	90
78 Veil Dr	0.20mi	4/2.0	1,497 (0%)	1mo	$319,490	$213	90
90 Veil Dr	0.23mi	4/2.0	1,497 (0%)	1mo	$321,300	$215	89
29 Bottom Board Ct	0.18mi	4/2.0	1,497 (0%)	4mo	$333,490	$223	88
49 Bottom Board Ct	0.18mi	4/2.0	1,497 (0%)	4mo	$317,490	$212	88
22 Bottom Board Ct	0.16mi	4/2.0	1,497 (0%)	7mo	$331,490	$221	87
17 Bottom Board Ct	0.16mi	4/2.0	1,497 (0%)	8mo	$331,490	$221	86
62 Veil Dr	0.19mi	3/2.0 (-1)	1,518 (+1%)	2mo	$313,490	$207	82
97 Ridgeland Lakes Dr	0.22mi	3/2.0 (-1)	1,540 (+3%)	1mo	$325,000	$211	79
14 Virginia Pne	0.24mi	3/2.5 (-1)	1,700 (+14%)	6mo	$320,000	$188	54

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $154,238
• Equity at exit: $289,952

10-year hold

• IRR: 19.2%
• Equity multiple: 6.22×
• Total profit: $470,861
• Equity at exit: $625,293

Cash invested: $90,119 (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: 358
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,688
• Tax est. 1.5%: −$402 /mo · $4,828/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-331

Break-even live

Break-even rent $2,816

Max offer price $273,941

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: $80,464
• Closing costs: $9,656
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $312,490 Active 272 DOM
2. 2026-06-17
   days on market $312,490 Active 271 DOM
3. 2026-06-16
   days on market $312,490 Active 270 DOM
4. 2026-06-15
   days on market $312,490 Active 269 DOM
5. 2026-06-14
   days on market $312,490 Active 267 DOM
6. 2026-06-13
   days on market $312,490 Active 266 DOM
7. 2026-06-10
   days on market $312,490 Active 264 DOM
8. 2026-06-09
   days on market $312,490 Active 263 DOM
9. 2026-06-08
   days on market $312,490 Active 262 DOM
10. 2026-06-07
    days on market $312,490 Active 261 DOM
11. 2026-06-03
    days on market $312,490 Active 257 DOM
12. 2026-06-02
    days on market $312,490 Active 256 DOM
13. 2026-06-01
    days on market $312,490 Active 255 DOM
14. 2026-05-31
    days on market $312,490 Active 254 DOM
15. 2026-05-30
    days on market $312,490 Active 253 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,757
• − Mortgage interest: −$18,029
• − Property taxes: −$4,828
• − Insurance: −$1,609
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$9,363
• Taxable loss: −$9,673
• Est. tax savings @ 24.0%: +$2,322
• After-tax cash flow: $-1,652/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

• 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