1091 Sanctuary Dr · Hardeeville, SC 29936

$339,990

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 8 Days on market

Built 2026 6,098 sqft lot Est $419k · 19% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to your new home at The Retreat at East Argent! The Cali floor plan is nestled in a resort-style community, complete with amenities and natural gas. Enjoy a large kitchen with granite countertops, stainless-steel appliances, a center island, and a walk-in pantry that opens to the spacious dining area and family room. he privately located primary suite includes a walk-in closet, double granite vanity spa bath with a walk-in shower, and three secondary bedrooms at the front of the home, conveniently located near the laundry room and hall bath. Smart Home Technology, 2'' faux wood blinds, fully sodded yard and irrigation system are also included. This community offers conveniences of a Parker's and a brand new YMCA with indoor pool! Schedule your tour today - models open daily

Key facts

• Large kitchen
• Walk in closet
• Granite countertops

Tags

• LARGE KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• WALK IN PANTRY
• WALK IN CLOSET

Property features AI

Finance

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

Exterior

• Parking: Driveway; Detached garage; Two-car garage (2 spaces)
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story home; Under construction; Builder model: Cali
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Sprinkler/irrigation system; Paved driveway; Patio; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Self-cleaning oven; Pantry
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Engineered hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central electric air conditioning; Smart thermostat
• Interior features: Attic with pull-down attic stairs; Main level primary bedroom; Multiple closets; Smooth ceilings; Separate shower; Smart thermostat; Pantry; Insulated windows; Window screens; Unfurnished
• Laundry & utility: Laundry room; Tankless water heater; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (26.8% below list).
• Recommended offer: $249k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: schools F, 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.
• Market conditions: 358 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,488/mo this rent would consume 61% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $61k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $248,809 (26.8% 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. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $418,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
984 Sanctuary Dr	0.03mi	4/2.0	1,774 (0%)	2mo	$395,260	$223	97
1009 Sanctuary Dr	0.02mi	4/2.0	1,774 (0%)	4mo	$403,490	$227	96
951 Sanctuary Dr	0.05mi	4/2.0	1,774 (0%)	4mo	$404,490	$228	95
305 Rifle Rd	0.19mi	3/2.0 (-1)	1,725 (-3%)	3mo	$412,980	$239	79
956 Sanctuary Dr	0.04mi	3/2.0 (-1)	1,618 (-9%)	1mo	$381,490	$236	77
88 Parsons Pl	0.44mi	3/2.0 (-1)	1,768 (-0%)	1mo	$412,000	$233	74
182 Gun Powder Ct	0.31mi	3/2.0 (-1)	1,725 (-3%)	3mo	$409,990	$238	74
590 Sanctuary Dr	0.22mi	4/2.5	1,927 (+9%)	3mo	$392,990	$204	70
700 Sanctuary Dr	0.17mi	3/2.0 (-1)	1,618 (-9%)	4mo	$390,490	$241	69
1305 Sanctum St	0.18mi	3/2.5 (-1)	1,518 (-14%)	3mo	$358,490	$236	58
271 Hiatus Ct	0.41mi	3/2.0 (-1)	1,618 (-9%)	4mo	$400,000	$247	58
1169 Hearthstone Dr	0.59mi	3/2.5 (-1)	1,923 (+8%)	1mo	$475,900	$247	50

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: 20.8%
• Equity multiple: 2.69×
• Total profit: $160,748
• Equity at exit: $306,290

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $492,683
• Equity at exit: $660,526

Cash invested: $95,197 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-384

Break-even live

Break-even rent $2,974

Max offer price $284,424

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: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	21d	1	0.16mi

Listing history 8 events

1. 2026-06-18
   days on market $339,990 Active 8 DOM
2. 2026-06-17
   price $339,990 Active 7 DOM
3. 2026-06-17
   days on market $401,165 Active 7 DOM
4. 2026-06-16
   days on market $401,165 Active 6 DOM
5. 2026-06-15
   days on market $401,165 Active 5 DOM
6. 2026-06-14
   days on market $401,165 Active 3 DOM
7. 2026-06-13
   remarks 667-char remark
8. 2026-06-13
   listed $401,165 Active 2 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: $29,857
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$9,891
• Taxable loss: −$10,655
• Est. tax savings @ 24.0%: +$2,557
• After-tax cash flow: $-2,051/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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $401,165 RSMLS
• 2025-04-25 Listed $401,165 LRMLS