1 Fickling Ct · Hardeeville, SC 29909

$325,000

2 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 73 Days on market

Built 1999 7,840 sqft lot $202/sqft · 23% below area Est $424k · 23% under

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Why this score? — see what drove the C 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintаinеd Pοtοmac modеl lοcated on a quiet cul-de‐ѕac in the desirable Common section of Sun City Hilton Head. This 2-bedroom, 2-bath home offers approximately 1,606 square feet of comfortable living space with an open floor plan designed for easy living and entertaining. The home features a spacious living area, a bright kitchen with ample cabinetry, and a dining area that flows seamlessly into the main living space. The primary suite includes a private bath and generous closet space, while the second bedroom provides flexibility for guests or a home office. Enjoy outdoor relaxation with a private patio and low-maintenance yard. Located just minutes from Sun City's renowned amenities, including golf, pools, fitness centers, pickleball, and a wide variety of clubs and activities.

Key facts

• Low-maintenance yard
• Potomac model
• Open floor plan

Tags

• POTOMAC MODEL
• QUIET CUL-DE-SAC
• OPEN FLOOR PLAN
• PRIVATE PATIO
• LOW-MAINTENANCE YARD
• MINUTES FROM AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (15.7% below list).
• Recommended offer: $274k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.3%/yr); 650 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 36% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $325k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $273,837 (15.7% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.84% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (median comp): $424,125
• List price: $325,000
• Delta: -23.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Sanders Ct	0.32mi	2/2.0	1,651 (+3%)	3mo	$365,000	$221	78
27 Stoney Ct	0.29mi	2/2.0	1,703 (+6%)	5mo	$460,000	$270	73
105 Colonel Dunovant Ct	0.44mi	2/2.0	1,669 (+4%)	2mo	$417,000	$250	72
143 Colonel Thomas Heyward Rd	0.34mi	2/2.0	1,703 (+6%)	4mo	$340,000	$200	71
4 Norton Ct	0.48mi	2/2.0	1,549 (-4%)	3mo	$340,000	$219	70
115 Fort Beauregard Ln	0.48mi	2/2.0	1,682 (+5%)	4mo	$420,000	$250	66
28 Hamilton Dr	0.17mi	2/2.0	1,831 (+14%)	4mo	$460,000	$251	65
120 Hampton Cir	0.69mi	2/2.0	1,566 (-2%)	2mo	$396,000	$253	62
107 General Hardee Way	0.37mi	2/2.0	1,378 (-14%)	5mo	$346,719	$252	55
19 Bailey Ln	0.48mi	2/2.0	1,416 (-12%)	3mo	$399,000	$282	55
363 Hampton Pl	0.60mi	2/2.0	1,766 (+10%)	2mo	$375,000	$212	53
112 Fort Beauregard Ln	0.50mi	2/2.0	1,394 (-13%)	4mo	$319,000	$229	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-22,803
• Equity at exit: $48,459

10-year hold

• IRR: 7.9%
• Equity multiple: 1.72×
• Total profit: $65,384
• Equity at exit: $28,100

Cash invested: $91,000 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 650
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $244

Break-even live

Break-even rent $2,429

Max offer price $325,000

Occupancy floor 86%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	43d	1	0.04mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	20d	1	0.78mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	43d	1	0.80mi
10 Chicory Ct Okatie, SC	2.0	2.0	2141	$3,600	$1.68	13d	1	0.83mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	13d	1	0.87mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	43d	1	1.05mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	43d	1	1.09mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	13d	1	1.30mi
10 Raymond Rd Bluffton, SC	2.0	2.5	2098	$2,730	$1.30	13d	1	1.34mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	13d	1	1.36mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	13d	1	1.44mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	20d	1	1.45mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$2,115	$2.35	13d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $325,000 Active 73 DOM
2. 2026-06-17
   days on market $325,000 Active 72 DOM
3. 2026-06-16
   price $325,000 Active 71 DOM
4. 2026-06-16
   days on market $349,000 Active 71 DOM
5. 2026-06-15
   days on market $349,000 Active 70 DOM
6. 2026-06-14
   days on market $349,000 Active 68 DOM
7. 2026-06-13
   days on market $349,000 Active 67 DOM
8. 2026-06-10
   days on market $349,000 Active 65 DOM
9. 2026-06-09
   days on market $349,000 Active 64 DOM
10. 2026-06-08
    days on market $349,000 Active 63 DOM
11. 2026-06-07
    days on market $349,000 Active 62 DOM
12. 2026-06-05
    days on market $349,000 Active 59 DOM
13. 2026-06-03
    days on market $349,000 Active 58 DOM
14. 2026-06-02
    days on market $349,000 Active 57 DOM
15. 2026-06-01
    days on market $349,000 Active 56 DOM
16. 2026-05-31
    days on market $349,000 Active 55 DOM
17. 2026-04-30
    price $349,000 820-char remark

    Show marketing remark (796 chars)

    Well-maintained Potomac model located on a quiet cul-de-sac in the desirable Common section of Sun City Hilton Head. This 2-bedroom, 2-bath home offers approximately 1,606 square feet of comfortable living space with an open floor plan designed for easy living and entertaining. The home features a spacious living area, a bright kitchen with ample cabinetry, and a dining area that flows seamlessly into the main living space. The primary suite includes a private bath and generous closet space, while the second bedroom provides flexibility for guests or a home office. Enjoy outdoor relaxation with a private patio and low-maintenance yard. Located just minutes from Sun City's renowned amenities, including golf, pools, fitness centers, pickleball, and a wide variety of clubs and activities.

18. 2026-04-30
    price $349,000 796-char remark

    Show marketing remark (796 chars)

    Well-maintained Potomac model located on a quiet cul-de-sac in the desirable Common section of Sun City Hilton Head. This 2-bedroom, 2-bath home offers approximately 1,606 square feet of comfortable living space with an open floor plan designed for easy living and entertaining. The home features a spacious living area, a bright kitchen with ample cabinetry, and a dining area that flows seamlessly into the main living space. The primary suite includes a private bath and generous closet space, while the second bedroom provides flexibility for guests or a home office. Enjoy outdoor relaxation with a private patio and low-maintenance yard. Located just minutes from Sun City's renowned amenities, including golf, pools, fitness centers, pickleball, and a wide variety of clubs and activities.

19. 2026-04-06
    listed $375,000 Active 820-char remark

    Show marketing remark (820 chars)

    Well-maintаinеd Pοtοmac modеl lοcated on a quiet cul-de‐ѕac in the desirable Common section of Sun City Hilton Head. This 2-bedroom, 2-bath home offers approximately 1,606 square feet of comfortable living space with an open floor plan designed for easy living and entertaining. The home features a spacious living area, a bright kitchen with ample cabinetry, and a dining area that flows seamlessly into the main living space. The primary suite includes a private bath and generous closet space, while the second bedroom provides flexibility for guests or a home office. Enjoy outdoor relaxation with a private patio and low-maintenance yard. Located just minutes from Sun City's renowned amenities, including golf, pools, fitness centers, pickleball, and a wide variety of clubs and activities.

20. 2026-03-17
    listed $375,000 Active 796-char remark

    Show marketing remark (796 chars)

    Well-maintained Potomac model located on a quiet cul-de-sac in the desirable Common section of Sun City Hilton Head. This 2-bedroom, 2-bath home offers approximately 1,606 square feet of comfortable living space with an open floor plan designed for easy living and entertaining. The home features a spacious living area, a bright kitchen with ample cabinetry, and a dining area that flows seamlessly into the main living space. The primary suite includes a private bath and generous closet space, while the second bedroom provides flexibility for guests or a home office. Enjoy outdoor relaxation with a private patio and low-maintenance yard. Located just minutes from Sun City's renowned amenities, including golf, pools, fitness centers, pickleball, and a wide variety of clubs and activities.

21. 2004-03-16
    soldstatus $169,900
22. 2004-03-15
    soldstatus $169,900
23. 2003-12-02
    listed $173,900
24. 1999-03-10
    soldstatus $164,557

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$899/yr (+$75/mo · 94.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 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: $32,860
• − Mortgage interest: −$18,205
• − Property taxes: −$953
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$9,455
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $3,562/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 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

• County: Beaufort County · 163,770 people
• City population: 77,022
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 24,003
• Household income: $91,294
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 268.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.99%
• Current HPI: 196.0491
• Rent YoY: ▲ 9.31%
• 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

+112.1% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $349,000 RSMLS
• 2026-04-30 Price Changed $349,000 LRMLS
• 2026-04-06 Listed $375,000 RSMLS
• 2026-03-17 Listed $375,000 LRMLS
• 2004-03-16 Sold (Public Records) $169,900 Public Records
• 2004-03-15 Sold (MLS) $169,900 RSMLS
• 2003-12-02 Listed $173,900 RSMLS
• 1999-03-10 Sold (Public Records) $164,557 Public Records

Property tax history

-7.5%/yr

Latest (2025): $953 · -0.1% YoY. Source: county tax records.