2015 Sanctum St · Hardeeville, SC 29936

$330,000

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 22 Days on market

Built 2023 5,227 sqft lot Est $343k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• Cash flow +8.9/30.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.4/10.0

Listing remarks MLS

Move-in ready and loaded with upgrades, this nearly new home in The Retreat at East Argent offers RESORT-STYLE LIVING.... Built in 2023, this 3-BEDROOM, 2.5-BATH Rachel floorplan blends MODERN COMFORT and thoughtful design with easy access to Bluffton, Hilton Head, and Savannah.... Set on a QUIET CUL-DE-SAC with BACKYARD PRIVACY, the home features a charming front porch, SPACIOUS BACKYARD, and GARAGE.... Inside, the OPEN-CONCEPT MAIN LEVEL flows between the family room, dining area, and kitchen.... The LIGHT AND BRIGHT KITCHEN features GRAY CABINETS, granite countertops, stainless appliances, and PREP SPACE.... Upstairs, the PRIVATE PRIMARY SUITE offers a WALK-IN CLOSET, DUAL VANITIES, WALK-IN SHOWER, and LINEN CLOSET.... Enjoy a RESORT-STYLE POOL, FITNESS CENTER, PLAYGROUND, and PAVILION.

Key facts

• Backyard privacy
• Expansive prep space
• Quiet cul de sac

Tags

• QUIET CUL DE SAC
• BACKYARD PRIVACY
• OPEN CONCEPT MAIN LEVEL
• LIGHT AND BRIGHT KITCHEN
• EXPANSIVE PREP SPACE
• DURABLE LVP FLOORING

Property features AI

Finance

• HOA & community: Community amenities include pool, fitness center, and playground

Exterior

• Parking: Driveway; Detached garage with 1 car space
• Security: Smoke detectors
• Utilities: Public water
• Home design: 2-story home; Faces south; Vinyl siding exterior
• Construction: Asphalt roof
• Exterior features: Front porch; Patio; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom located on upper level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Smooth ceilings; Separate shower; Cable TV; Upper-level primary bedroom; Eat-in kitchen
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (28.5% below list).
• Recommended offer: $236k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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: Hardeeville Elementary (math 9% / reading 13%, grade F, #581 of 597 statewide, top 97%, 610 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,361/mo this rent would consume 58% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,104 (28.5% 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: 0.72% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $342,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Rifle Rd	0.41mi	3/2.0	1,347 (-1%)	3mo	$339,990	$252	75
269 Rifle Rd	0.43mi	3/2.0	1,347 (-1%)	3mo	$399,990	$297	74
113 Gun Powder Ct	0.45mi	3/2.0	1,347 (-1%)	3mo	$349,990	$260	73
113 Gun Powder Ct	0.45mi	3/2.0	1,347 (-1%)	4mo	$349,990	$260	72
1521 Sanctum St	0.26mi	4/2.0 (+1)	1,482 (+9%)	3mo	$350,490	$236	63
953 Sanctum St	0.45mi	3/2.0	1,249 (-8%)	1mo	$346,990	$278	63
1305 Sanctum St	0.35mi	3/2.5	1,518 (+12%)	3mo	$358,490	$236	62
181 Holiday St	0.31mi	3/2.0	1,183 (-13%)	1mo	$340,000	$287	61
1006 Sanctum St	0.44mi	4/2.0 (+1)	1,482 (+9%)	1mo	$352,490	$238	57
889 Sanctum St	0.45mi	4/2.0 (+1)	1,482 (+9%)	1mo	$345,490	$233	56
1161 Sanctum St	0.41mi	4/2.0 (+1)	1,482 (+9%)	3mo	$353,490	$239	56
1053 Sanctum St	0.44mi	4/2.0 (+1)	1,482 (+9%)	2mo	$350,490	$236	56

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $162,766
• Equity at exit: $297,290

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $492,500
• Equity at exit: $641,117

Cash invested: $92,400 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$263 /mo · $3,151/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-265

Break-even live

Break-even rent $2,697

Max offer price $283,114

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-172	+0% $-265	+5% $-359	+10% $-452
Rent	-10% $-452	-5% $-359	+0% $-265	+5% $-172	+10% $-79
Rate	-1.0pp $-99	-0.5pp $-181	base $-265	+0.5pp $-351	+1.0pp $-438

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	22d	1	0.12mi
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	22d	1	0.36mi
76 Rutledge Dr Ridgeland, SC	1.0–2.0	1.0–2.0	1037	$1,944	$1.87	15d	42	1.18mi

Listing history 16 events

1. 2026-06-21
   days on market $330,000 Active 22 DOM
2. 2026-06-18
   days on market $330,000 Active 19 DOM
3. 2026-06-17
   days on market $330,000 Active 18 DOM
4. 2026-06-16
   days on market $330,000 Active 17 DOM
5. 2026-06-15
   days on market $330,000 Active 16 DOM
6. 2026-06-14
   days on market $330,000 Active 14 DOM
7. 2026-06-13
   days on market $330,000 Active 13 DOM
8. 2026-06-10
   days on market $330,000 Active 11 DOM
9. 2026-06-09
   days on market $330,000 Active 10 DOM
10. 2026-06-08
    days on market $330,000 Active 9 DOM
11. 2026-06-07
    days on market $330,000 Active 8 DOM
12. 2026-06-03
    days on market $330,000 Active 4 DOM
13. 2026-06-02
    days on market $330,000 Active 3 DOM
14. 2026-06-01
    days on market $330,000 Active 2 DOM
15. 2026-05-30
    remarks 683-char remark
16. 2026-05-30
    listed $330,000 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: $3,151 · $263/mo
• Projected year-2 tax: $3,151 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,332
• − Mortgage interest: −$18,485
• − Property taxes: −$3,151
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$9,600
• Taxable loss: −$9,087
• Est. tax savings @ 24.0%: +$2,181
• After-tax cash flow: $-1,004/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 — 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): 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

+2.3% since first listed

17 events — show timeline

• 2026-05-30 Listed $330,000 RSMLS
• 2026-05-28 Listed $330,000 LRMLS
• 2026-03-03 Price Changed $340,000 RSMLS
• 2026-03-03 Price Changed $340,000 LRMLS
• 2026-02-12 Price Changed $346,500 RSMLS
• 2026-02-12 Price Changed $346,500 LRMLS
• 2025-09-09 Price Changed $350,000 RSMLS
• 2025-09-09 Price Changed $350,000 LRMLS
• 2025-08-01 Listed $354,900 LRMLS
• 2025-08-01 Listed $354,900 RSMLS
• 2024-09-18 Listed $354,900 LRMLS
• 2024-09-06 Relisted — RSMLS
• 2024-08-26 Listed $354,900 RSMLS
• 2023-08-19 Sold (MLS) $322,490 LRMLS
• 2023-07-11 Delisted — LRMLS
• 2023-07-09 Listed $322,490 RSMLS
• 2023-07-09 Listed $322,490 LRMLS

Property tax history

+4.8%/yr

Latest (2025): $3,151 · +4.8% YoY. Source: county tax records.