1289 Abbey Glen Way #1289 · Hardeeville, SC 29927

$279,000

2 bd · 2.0 ba · 1,325 sqft · Condo · 40 Days on market

Built 2008

---

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 +7.5/15.0
• Cash flow +6.1/30.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0
• DSCR +0.4/10.0

Listing remarks

Price Ѕteаl - Μuѕt Sell Nοw! Εxceptional oppοrtunіty to own this 2-bedroom, 2-bath condo, 1,325 sqft (plus approx 601 sqft Unfinished 2nd Floor that is framed and plumbed) with 2-car garage in a highly sought-after, well-maintained community. Priced to move as-is, this unit is perfect for buyers ready to add personal touches and build instant equity. Enjoy the convenience of nearby shopping and everyday amenities, plus exclusive access to the Community Pool and Clubhouse with Fitness, Pool Table, Social Gathering Hall, and huge screened Lanai. Inspections welcome, but with this price and location, this won't last long! Act now - schedule your personal tour today

Key facts

• Community pool
• Huge screened lanai
• 2 garage spots

Tags

• UNFINISHED BONUS ROOM
• COMMUNITY POOL
• CLUBHOUSE WITH FITNESS
• HUGE SCREENED LANAI

Property features AI

Finance

• HOA & community: Association amenities include clubhouse, fitness center, pool, and trash service; Association covers management, common areas, flood insurance, general insurance, grounds and structure maintenance, pest control, pool maintenance, reserve fund, sewer and water

Exterior

• Parking: Two-car garage (detached/attached not specified)
• Utilities: Public water
• Home design: Single-story; Faces southeast
• Construction: Fiber cement exterior; Asphalt roof
• Exterior features: Sprinkler / irrigation system; Paved driveway; Community pool

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Refrigerator; Pantry; Dining room
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning (electric)
• Interior features: Attic access with pull-down stairs; Cathedral and vaulted ceilings with high ceilings; Ceiling fans; Multiple closets; Smooth ceilings; Window treatments; Cable TV; Pantry; Main-level primary
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (21.7% below list).
• Recommended offer: $218k (21.7% below list) — sets the bar for 1% rule.

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: Rents soft (-1.7%/yr); 504 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,386 (21.7% 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 40 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.05%
• DSCR: 0.64
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.44×
• Total profit: $112,416
• Equity at exit: $251,345

10-year hold

• IRR: 16.1%
• Equity multiple: 5.43×
• Total profit: $346,283
• Equity at exit: $542,036

Cash invested: $78,120 (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 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 504
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA est. from 1 same-building comp: −$321
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-524

Break-even live

Break-even rent $2,847

Max offer price $203,197

Occupancy floor —

Sensitivity live

Price	-10% $-331	-5% $-427	+0% $-524	+5% $-620	+10% $-717
Rent	-10% $-696	-5% $-610	+0% $-524	+5% $-438	+10% $-351
Rate	-1.0pp $-383	-0.5pp $-453	base $-524	+0.5pp $-596	+1.0pp $-670

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$2,115	$2.35	15d	1	0.40mi
82 Ardmore Garden Dr Hardeeville, SC	3.0	2.0	1531	$2,225	$1.45	15d	1	0.60mi
321 Donegal Dr Hardeeville, SC	1.0–3.0	1.0–2.0	1120	$1,684	$1.50	15d	46	0.66mi
264 Aurora Way Bluffton, SC	2.0	2.0	1403	$2,900	$2.07	23d	1	1.06mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.10mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	1.11mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	15d	1	1.11mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	15d	1	1.25mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	23d	1	1.29mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	23d	1	1.31mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	15d	1	1.31mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.32mi
193 University Pkwy Okatie, SC	3.0	2.0	1257	$2,350	$1.87	15d	1	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-07
   status $279,000 Pending 40 DOM
2. 2026-06-03
   days on market $279,000 Active 40 DOM
3. 2026-06-02
   days on market $279,000 Active 39 DOM
4. 2026-06-01
   days on market $279,000 Active 38 DOM
5. 2026-05-31
   days on market $279,000 Active 37 DOM
6. 2026-05-30
   days on market $279,000 Active 36 DOM
7. 2026-05-18
   price $279,000
8. 2026-05-12
   price $289,900
9. 2026-04-24
   listed $299,900 Active
10. 2026-01-24
    status Pending
11. 2026-01-14
    price $284,900
12. 2026-01-13
    price $285,000
13. 2026-01-13
    listed $235,000 Active
14. 2018-09-19
    listed $214,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 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: $26,206
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$3,852
• − Depreciation: −$8,116
• Taxable loss: −$11,163
• Est. tax savings @ 24.0%: +$2,679
• After-tax cash flow: $-3,607/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

• County: Jasper County · 26,362 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

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: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• 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

+29.8% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $279,000 RSMLS
• 2026-05-12 Price Changed $289,900 RSMLS
• 2026-04-24 Listed $299,900 RSMLS
• 2026-01-24 Pending — RSMLS
• 2026-01-14 Price Changed $284,900 RSMLS
• 2026-01-13 Price Changed $285,000 RSMLS
• 2026-01-13 Listed $235,000 RSMLS
• 2018-09-19 Listed $214,900 RSMLS