Dogwood B 1-Car Plan · Ridgeland, SC 29936

$269,900

3 bd · 2.0 ba · 1,158 sqft · SingleFamily · 91 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).

• Cash flow +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

The Dogwood B 1-Car is a smart, comfortable floor plan that makes the most of every square foot. It's easy to live in and designed with all the essentials in the right places. This floor plan offers 3 bedrooms, 2 bathrooms, and 1,158 square feet of beautifully designed space, along with a one-car garage. When you step inside from the front porch, you're welcomed into the main living area where the great room flows naturally into the dining space and kitchen. The kitchen features a functional layout with plenty of counter space and a convenient connection to the dining area-making everyday meals feel simple and effortless. The primary bedroom is tucked away at the rear of the home for privac

Key facts

• Covered porch
• Smart floor plan
• Ensuite bathroom

Tags

• SMART FLOOR PLAN
• FUNCTIONAL KITCHEN LAYOUT
• COVERED PORCH
• ENSUITE BATHROOM
• SPACIOUS WALK-IN CLOSET
• CENTRALLY LOCATED LAUNDRY ROOM

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $269,900

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Dogwood B 1-Car plan; Plan model home, single entry
• Exterior features: Located on E Main St in Ridgeland, SC

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,158

🏗️ New construction. The $269,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,444.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (23.8% below list).
• Recommended offer: $206k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Ridgeland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime D-, 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.
• Zoned schools: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 students, 100% FRL); Hardeeville-Ridgeland Middle (math 8% / reading 17%); Ridgeland Secondary Academy of Excellence (math 17% / reading 57%, grade F, #183 of 196 statewide, top 94%, 639 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 359 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,056/mo this rent would consume 50% 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,605 (23.8% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $252,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Weathersbee St	0.33mi	3/2.0	1,158 (0%)	0mo	$269,900	$233	84
91 Forest Ave	0.64mi	3/2.0	1,196 (+3%)	1mo	$279,900	$234	64
113 E Smith St	0.24mi	2/1.0 (-1)	1,209 (+4%)	13mo	$205,000	$170	61
778 Third Ave	0.26mi	2/1.0 (-1)	1,195 (+3%)	15mo	$175,000	$146	61
402 2nd Ave	0.25mi	2/1.0 (-1)	1,044 (-10%)	4mo	$295,000	$283	60
124 Hagin Dr	0.57mi	3/2.0	1,217 (+5%)	11mo	$293,000	$241	56
1335 E Adams St	0.12mi	3/1.5	1,309 (+13%)	22mo	$265,000	$202	53
313 1st Ave	0.49mi	3/2.0	1,320 (+14%)	3mo	$275,000	$208	51
262 First Ave	0.54mi	3/2.0	1,300 (+12%)	5mo	$227,900	$175	50
96 Allen Dr	0.62mi	4/2.0 (+1)	1,308 (+13%)	13mo	$284,600	$218	33
355 Forest Ave	0.59mi	3/1.0	1,300 (+12%)	19mo	$220,000	$169	32
50 Gamecock Cir	0.66mi	3/2.0	1,302 (+12%)	22mo	$304,000	$233	30

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: 22.8%
• Equity multiple: 2.84×
• Total profit: $129,856
• Equity at exit: $227,422

10-year hold

• IRR: 20.4%
• Equity multiple: 6.50×
• Total profit: $388,493
• Equity at exit: $490,443

Cash invested: $70,684 (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: 359
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$1,324
• Tax est. 1.5%: −$316 /mo · $3,787/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-120

Break-even live

Break-even rent $2,208

Max offer price $235,036

Occupancy floor —

Sensitivity live

Price	-10% $54	-5% $-33	+0% $-120	+5% $-208	+10% $-295
Rent	-10% $-283	-5% $-202	+0% $-120	+5% $-39	+10% $42
Rate	-1.0pp $7	-0.5pp $-56	base $-120	+0.5pp $-186	+1.0pp $-252

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: $63,111
• Closing costs: $7,573
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-09
   days on market $269,900 Active 91 DOM
2. 2026-06-08
   days on market $269,900 Active 90 DOM
3. 2026-06-07
   days on market $269,900 Active 89 DOM
4. 2026-06-03
   days on market $269,900 Active 85 DOM
5. 2026-06-02
   days on market $269,900 Active 84 DOM
6. 2026-06-01
   days on market $269,900 Active 83 DOM
7. 2026-05-31
   days on market $269,900 Active 82 DOM
8. 2026-05-30
   days on market $269,900 Active 81 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: $24,673
• − Mortgage interest: −$14,141
• − Property taxes: −$3,787
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$7,344
• Taxable loss: −$5,809
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $-50/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

• Census place: Ridgeland, SC
• 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