347 Campus Ln · Hardeeville, SC 29909

$255,000

2 bd · 2.5 ba · 1,260 sqft · Townhouse public records · 36 Days on market

Built 2005 2,178 sqft lot Est $296k · 14% under

---

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 +20.7/30.0
• ARV discount +13.7/15.0
• DSCR +6.6/10.0
• Rent growth +4.8/5.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN AND UNPACK YOUR BAGS! This 2 bedroom townhome has many new upgrades. Entering this home you will see all new flooring and blinds in every room. The living room and dining room view the breakfast bar allowing those in the kitchen to enjoy family and friends. The kitchen stainless appliances are all new as are the washer and dryer. The guest half bath has new commode and a new pedestal sink. The master bedroom with private bath has a covered balcony where one can sit and relax. All you have to do is move in your belongings and enjoy. Convenient to the University of SC, easy drive to Beaufort and Savannah or other areas of Georgia.

Key facts

• Hvac replaced
• Fencing
• Extended driveway

Tags

• MOVE IN READY
• NEW ROOF
• HVAC REPLACED
• NEWER KITCHEN APPLIANCES
• EXTENDED DRIVEWAY
• FENCING

Property features AI

Finance

• HOA & community: Community amenities include pool, fitness center, playground, basketball court, and trails; HOA maintains grounds

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water
• Home design: 2-story home; Vinyl siding; Asphalt roof; Other builder model
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Balcony; Front porch; Privacy fence; Sprinkler/irrigation system; Exterior storage; Community pool; Has view

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Disposal; Self-cleaning oven; Pantry
• Bedrooms: At least one bedroom on the second level (upper-level primary suite indicated)
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Electric cooling
• Interior features: Multiple primary suites; Multiple closets; New paint; Upper-level primary suite; Entrance foyer; Pantry
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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 $238k (6.8% below list).
• Recommended offer: $238k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $71k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $180k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $237,557 (6.8% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $296,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 College Ln	0.03mi	2/2.5	1,260 (0%)	20mo	$269,900	$214	82
220 College Ln	0.04mi	3/2.5 (+1)	1,324 (+5%)	5mo	$290,000	$219	80
408 Park Side Way	0.14mi	3/2.5 (+1)	1,324 (+5%)	12mo	$267,000	$202	70
204 Athletics Park Rd	0.19mi	3/2.0 (+1)	1,397 (+11%)	10mo	$328,000	$235	57
228 Athletics Park Rd	0.23mi	3/2.0 (+1)	1,397 (+11%)	17mo	$350,000	$251	50
141 Dormitory Rd	0.19mi	3/2.0 (+1)	1,397 (+11%)	24mo	$329,000	$236	46

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-7,009
• Equity at exit: $38,021

10-year hold

• IRR: 11.6%
• Equity multiple: 2.10×
• Total profit: $78,763
• Equity at exit: $22,048

Cash invested: $71,400 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $343

Break-even live

Break-even rent $1,941

Max offer price $255,000

Occupancy floor 81%

Sensitivity live

Price	-10% $488	-5% $415	+0% $343	+5% $271	+10% $199
Rent	-10% $156	-5% $249	+0% $343	+5% $437	+10% $531
Rate	-1.0pp $472	-0.5pp $408	base $343	+0.5pp $277	+1.0pp $210

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	15d	1	0.12mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	23d	1	0.16mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	15d	1	0.16mi
193 University Pkwy Okatie, SC	3.0	2.0	1257	$2,350	$1.87	15d	1	0.29mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	0.51mi
321 Donegal Dr Hardeeville, SC	1.0–3.0	1.0–2.0	1120	$1,684	$1.50	15d	46	0.84mi
82 Ardmore Garden Dr Hardeeville, SC	3.0	2.0	1531	$2,225	$1.45	15d	1	0.91mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$2,115	$2.35	15d	1	1.21mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.38mi

Listing history 7 events

1. 2026-05-24
   status Pending
2. 2026-04-25
   historical Active Under Contract
3. 2026-03-20
   listed $255,000 Active
4. 2021-07-14
   soldstatus $180,000
5. 2021-07-13
   soldstatus $180,000 645-char remark

   Show marketing remark (645 chars)

   MOVE IN AND UNPACK YOUR BAGS! This 2 bedroom townhome has many new upgrades. Entering this home you will see all new flooring and blinds in every room. The living room and dining room view the breakfast bar allowing those in the kitchen to enjoy family and friends. The kitchen stainless appliances are all new as are the washer and dryer. The guest half bath has new commode and a new pedestal sink. The master bedroom with private bath has a covered balcony where one can sit and relax. All you have to do is move in your belongings and enjoy. Convenient to the University of SC, easy drive to Beaufort and Savannah or other areas of Georgia.

6. 2021-06-04
   listed $199,900 645-char remark

   Show marketing remark (645 chars)

   MOVE IN AND UNPACK YOUR BAGS! This 2 bedroom townhome has many new upgrades. Entering this home you will see all new flooring and blinds in every room. The living room and dining room view the breakfast bar allowing those in the kitchen to enjoy family and friends. The kitchen stainless appliances are all new as are the washer and dryer. The guest half bath has new commode and a new pedestal sink. The master bedroom with private bath has a covered balcony where one can sit and relax. All you have to do is move in your belongings and enjoy. Convenient to the University of SC, easy drive to Beaufort and Savannah or other areas of Georgia.

7. 2006-02-01
   soldstatus $168,000

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$374/yr (+$31/mo · 34.7%)

ⓘ 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 ≥108°F today · 17 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: $28,507
• − Mortgage interest: −$14,284
• − Property taxes: −$1,079
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$7,418
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $4,146/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: 11,373
• 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

+51.8% since first listed

7 events — show timeline

• 2026-05-24 Pending — RSMLS
• 2026-04-25 Contingent — RSMLS
• 2026-03-20 Listed $255,000 RSMLS
• 2021-07-14 Sold (Public Records) $180,000 Public Records
• 2021-07-13 Sold (MLS) $180,000 RSMLS
• 2021-06-04 Listed $199,900 RSMLS
• 2006-02-01 Sold (Public Records) $168,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,079 · -0.1% YoY. Source: county tax records.