11 Pollen Dr · Ridgeland, SC 29936

$299,250

3 bd · 2.0 ba · 1,249 sqft · SingleFamily · 52 Days on market

Built 2025 Excellent condition 7,405 sqft lot Est $300k · at est. ↓ 2% since listing

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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
• ARV discount +7.6/15.0
• Cash flow +7.2/30.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Welcome to the Downing-a thoughtfully designed single-story home that blends comfort, convenience, and modern living in one smart package. With 1,249 square feet, 3 bedrooms, 2 full bathrooms, and a 2-car garage, this D. R. Horton floor plan at The Groves at Bees Creek is perfect for those seeking stylish simplicity without sacrificing space. Step inside and discover an open-concept layout where the kitchen flows seamlessly into the spacious living area-perfect for relaxed entertaining or cozy nights in. The kitchen features a large island for casual dining, plenty of cabinetry for storage, and stainless-steel appliances that make every meal feel gourmet. Tucked in the rear of the home, the primary suite is a peaceful retreat with a large walk-in closet and a private bath complete with dual vanities and a walk-in shower. Two additional bedrooms and a second full bath are located at the front of the home, offering flexibility for guests, family, or even a home office. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

Key facts

• Easy commute to i-95
• Covered rear patio
• Ss appliances

Tags

• EASY COMMUTE TO I-95
• COVERED REAR PATIO
• GRANITE COUNTERTOPS
• SS APPLIANCES
• LARGE WALK-IN CLOSET
• WALK-IN SHOWER

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community trails

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-story; New construction — never occupied
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Paved driveway; Patio

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Self-cleaning oven; Pantry
• Bedrooms: Primary bedroom on main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Attic access; Carbon monoxide detector; Main-level primary bedroom; Multiple closets; Smooth ceilings; Smart thermostat; Pantry; Unfurnished
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (30.1% below list).
• Recommended offer: $209k (30.1% 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 $2,091/mo this rent would consume 51% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,088 (30.1% 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 52 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.70% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $299,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Veil Dr	0.05mi	3/2.0	1,249 (0%)	1mo	$299,990	$240	97
82 Veil Dr	0.06mi	3/2.0	1,249 (0%)	1mo	$299,990	$240	96
10 Bottom Board Ct	0.08mi	3/2.0	1,249 (0%)	4mo	$319,490	$256	92
25 Bottom Board Ct	0.10mi	3/2.0	1,249 (0%)	4mo	$298,990	$239	92
37 Bottom Board Ct	0.13mi	3/2.0	1,249 (0%)	3mo	$307,990	$247	92
34 Veil Dr	0.10mi	3/2.0	1,249 (0%)	7mo	$309,990	$248	90
17 Veil Dr	0.14mi	3/2.0	1,257 (+1%)	9mo	$317,990	$253	85
295 Ridgeland Lakes Dr	0.23mi	3/2.0	1,333 (+7%)	15mo	$315,000	$236	66
592 Old House Rd	0.28mi	3/1.5	1,359 (+9%)	14mo	$215,000	$158	58
96 Allen Dr	0.71mi	4/2.0 (+1)	1,308 (+5%)	13mo	$284,600	$218	43

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $136,500
• Equity at exit: $269,588

10-year hold

• IRR: 18.3%
• Equity multiple: 6.05×
• Total profit: $422,880
• Equity at exit: $581,377

Cash invested: $83,790 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,569
• Tax est. 1.5%: −$374 /mo · $4,489/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-416

Break-even live

Break-even rent $2,618

Max offer price $239,017

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: $74,812
• Closing costs: $8,978
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $299,250 Active 52 DOM
2. 2026-06-17
   price $299,250 Active 51 DOM
3. 2026-06-17
   days on market $299,990 Active 51 DOM
4. 2026-06-16
   days on market $299,990 Active 50 DOM
5. 2026-06-15
   days on market $299,990 Active 49 DOM
6. 2026-06-14
   days on market $299,990 Active 47 DOM
7. 2026-06-13
   days on market $299,990 Active 46 DOM
8. 2026-06-10
   days on market $299,990 Active 44 DOM
9. 2026-06-09
   days on market $299,990 Active 43 DOM
10. 2026-06-08
    days on market $299,990 Active 42 DOM
11. 2026-06-07
    days on market $299,990 Active 41 DOM
12. 2026-06-03
    days on market $299,990 Active 37 DOM
13. 2026-06-02
    days on market $299,990 Active 36 DOM
14. 2026-06-01
    days on market $299,990 Active 35 DOM
15. 2026-05-31
    days on market $299,990 Active 34 DOM
16. 2026-05-30
    days on market $299,990 Active 33 DOM
17. 2026-05-15
    price $299,990 1329-char remark

    Show marketing remark (1329 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Welcome to the Downing-a thoughtfully designed single-story home that blends comfort, convenience, and modern living in one smart package. With 1,249 square feet, 3 bedrooms, 2 full bathrooms, and a 2-car garage, this D. R. Horton floor plan at The Groves at Bees Creek is perfect for those seeking stylish simplicity without sacrificing space. Step inside and discover an open-concept layout where the kitchen flows seamlessly into the spacious living area-perfect for relaxed entertaining or cozy nights in. The kitchen features a large island for casual dining, plenty of cabinetry for storage, and stainless-steel appliances that make every meal feel gourmet. Tucked in the rear of the home, the primary suite is a peaceful retreat with a large walk-in closet and a private bath complete with dual vanities and a walk-in shower. Two additional bedrooms and a second full bath are located at the front of the home, offering flexibility for guests, family, or even a home office. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

18. 2026-05-14
    price $299,990

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Downing a 3 Bedroom Cottage- One story living at a Price that Can't be beat! Covered front porch & covered rear patio offers outdoor living at its finest. Kitchen complete w/ Granite Countertops & SS Appliances is open to Spacious Living Room. Primary bedroom includes Large walk-in closet and walk-in shower. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. Home is under construction. More information on programs and options are available for this home

19. 2026-05-14
    price $299,990 731-char remark

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Downing a 3 Bedroom Cottage- One story living at a Price that Can't be beat! Covered front porch & covered rear patio offers outdoor living at its finest. Kitchen complete w/ Granite Countertops & SS Appliances is open to Spacious Living Room. Primary bedroom includes Large walk-in closet and walk-in shower. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. Home is under construction. More information on programs and options are available for this home

20. 2026-05-12
    price $302,990 1329-char remark

    Show marketing remark (1329 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Welcome to the Downing-a thoughtfully designed single-story home that blends comfort, convenience, and modern living in one smart package. With 1,249 square feet, 3 bedrooms, 2 full bathrooms, and a 2-car garage, this D. R. Horton floor plan at The Groves at Bees Creek is perfect for those seeking stylish simplicity without sacrificing space. Step inside and discover an open-concept layout where the kitchen flows seamlessly into the spacious living area-perfect for relaxed entertaining or cozy nights in. The kitchen features a large island for casual dining, plenty of cabinetry for storage, and stainless-steel appliances that make every meal feel gourmet. Tucked in the rear of the home, the primary suite is a peaceful retreat with a large walk-in closet and a private bath complete with dual vanities and a walk-in shower. Two additional bedrooms and a second full bath are located at the front of the home, offering flexibility for guests, family, or even a home office. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

21. 2026-05-11
    price $302,990

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Downing a 3 Bedroom Cottage- One story living at a Price that Can't be beat! Covered front porch & covered rear patio offers outdoor living at its finest. Kitchen complete w/ Granite Countertops & SS Appliances is open to Spacious Living Room. Primary bedroom includes Large walk-in closet and walk-in shower. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. Home is under construction. More information on programs and options are available for this home

22. 2026-05-11
    price $302,990 731-char remark

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Downing a 3 Bedroom Cottage- One story living at a Price that Can't be beat! Covered front porch & covered rear patio offers outdoor living at its finest. Kitchen complete w/ Granite Countertops & SS Appliances is open to Spacious Living Room. Primary bedroom includes Large walk-in closet and walk-in shower. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. Home is under construction. More information on programs and options are available for this home

23. 2026-04-27
    listed $304,990 Active
24. 2026-04-24
    listed $304,990 Active 731-char remark

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Downing a 3 Bedroom Cottage- One story living at a Price that Can't be beat! Covered front porch & covered rear patio offers outdoor living at its finest. Kitchen complete w/ Granite Countertops & SS Appliances is open to Spacious Living Room. Primary bedroom includes Large walk-in closet and walk-in shower. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property. Home is under construction. More information on programs and options are available for this home

25. 2026-04-15
    listed $304,990 Active 1329-char remark

    Show marketing remark (1329 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Welcome to the Downing-a thoughtfully designed single-story home that blends comfort, convenience, and modern living in one smart package. With 1,249 square feet, 3 bedrooms, 2 full bathrooms, and a 2-car garage, this D. R. Horton floor plan at The Groves at Bees Creek is perfect for those seeking stylish simplicity without sacrificing space. Step inside and discover an open-concept layout where the kitchen flows seamlessly into the spacious living area-perfect for relaxed entertaining or cozy nights in. The kitchen features a large island for casual dining, plenty of cabinetry for storage, and stainless-steel appliances that make every meal feel gourmet. Tucked in the rear of the home, the primary suite is a peaceful retreat with a large walk-in closet and a private bath complete with dual vanities and a walk-in shower. Two additional bedrooms and a second full bath are located at the front of the home, offering flexibility for guests, family, or even a home office. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 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: $25,091
• − Mortgage interest: −$16,763
• − Property taxes: −$4,489
• − Insurance: −$1,496
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$8,705
• Taxable loss: −$10,377
• Est. tax savings @ 24.0%: +$2,490
• After-tax cash flow: $-2,505/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and a good layout. It is move-in ready and would be a great investment.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Smart home technology installation — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home technology installation — Improves convenience and adds 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 — 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

Price history

-1.6% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $299,990 Zillow
• 2026-05-14 Price Changed $299,990 RSMLS
• 2026-05-14 Price Changed $299,990 LRMLS
• 2026-05-12 Price Changed $302,990 Zillow
• 2026-05-11 Price Changed $302,990 RSMLS
• 2026-05-11 Price Changed $302,990 LRMLS
• 2026-04-27 Listed $304,990 RSMLS
• 2026-04-24 Listed $304,990 LRMLS
• 2026-04-15 Listed $304,990 Zillow