515 Crimson Pointe Dr · Hardeeville, SC 29927

$335,399

4 bd · 2.5 ba · 1,869 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition 5,227 sqft lot Est $344k · 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 +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Listing remarks

The Atlantа plаn iѕ а 4 bedroom 2.5 bаth hοme. This home features nο сarpet downstairs in the living area kitchen and foyer, stainless steel appliances, granite countertops, and white shaker cabinets. The first floor has an open concept dining, living and kitchen areas. Upstairs features a nice loft, spacious owner's suite and three additional bedrooms and bath. The covered porch looks out over a nice sized back yard. This is a great home for your family. HOA CORRECTION, The HOA dues are populating incorrectly. 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

Key facts

• Covered porch
• Back yard
• Granite countertops

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WHITE SHAKER CABINETS
• OPEN CONCEPT DINING
• COVERED PORCH
• BACK YARD

Property features AI

Finance

• HOA & community: Community amenities include pool and fitness center; Pickleball courts available; Club membership available

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Radiant attic barrier; Water heater (energy-efficient feature)
• Home design: 2-story home; Under construction; Builder model: Atlanta
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Front porch; Community pool; Has view; Northwest-facing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Tankless water heater
• Bedrooms: Primary bedroom located on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Smooth ceilings; Entrance foyer; Upper-level primary suite; Loft; Pantry; Eat-in kitchen
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-528 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (16.3% below list).
• Recommended offer: $259k (22.8% below list) — sets the bar for cash-flow.
• 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: 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 $2,806/mo this rent would consume 46% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 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 $259,031 (22.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $343,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
766 Crimson Pointe Dr	0.12mi	4/2.5	1,869 (0%)	1mo	$336,610	$180	94
734 Crimson Pointe Dr	0.10mi	4/2.5	1,869 (0%)	2mo	$326,163	$175	93
747 Crimson Pointe Dr	0.12mi	4/2.5	1,853 (-1%)	3mo	$333,342	$180	90
933 Sweetbay Dr	0.12mi	4/2.0	1,885 (+1%)	1mo	$355,509	$189	90
853 Sweetbay Dr	0.16mi	4/2.0	1,885 (+1%)	0mo	$330,000	$175	89
811 Sweetbay Dr	0.18mi	4/2.0	1,885 (+1%)	2mo	$362,280	$192	86
848 Crimson Point Dr	0.17mi	4/2.5	1,837 (-2%)	4mo	$334,791	$182	86
52 Red Dogwood Ln	0.29mi	4/2.0	1,779 (-5%)	1mo	$339,000	$191	76
409 Dreher Dr	0.42mi	4/2.5	1,958 (+5%)	2mo	$360,000	$184	71
86 Garden Mist Ln	0.46mi	3/2.5 (-1)	2,014 (+8%)	4mo	$370,000	$184	57
213 Clearwater Walk	0.68mi	3/2.0 (-1)	1,750 (-6%)	2mo	$460,000	$263	49
438 Givhans Loop	0.51mi	3/2.0 (-1)	1,622 (-13%)	1mo	$341,284	$210	46

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: $141,135
• Equity at exit: $302,154

10-year hold

• IRR: 16.6%
• Equity multiple: 5.56×
• Total profit: $427,935
• Equity at exit: $651,606

Cash invested: $93,912 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,806 medium
• Mortgage (P&I): −$1,759
• Tax est. 1.5%: −$419 /mo · $5,031/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-528

Break-even live

Break-even rent $3,474

Max offer price $259,031

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-412	+0% $-528	+5% $-644	+10% $-760
Rent	-10% $-749	-5% $-639	+0% $-528	+5% $-417	+10% $-306
Rate	-1.0pp $-359	-0.5pp $-442	base $-528	+0.5pp $-615	+1.0pp $-703

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: $83,850
• Closing costs: $10,062
• 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	14d	1	0.21mi
198 Dreher Dr Hardeeville, SC	4.0	3.0	2500	$2,900	$1.16	22d	1	0.37mi

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-05-22
   historical Active Under Contract
3. 2026-05-14
   listed $335,399 Active

ⓘ 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: $33,671
• − Mortgage interest: −$18,788
• − Property taxes: −$5,031
• − Insurance: −$6,795
• − Repairs & maintenance: −$2,694
• − Management: −$2,694
• − Depreciation: −$9,757
• Taxable loss: −$12,088
• Est. tax savings @ 24.0%: +$2,901
• After-tax cash flow: $-3,432/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a fresh paint job and well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint on the exterior siding to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ 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

Price history

3 events — show timeline

• 2026-05-22 Pending — RSMLS
• 2026-05-22 Contingent — RSMLS
• 2026-05-14 Listed $335,399 RSMLS