3 Fickling Ct · Hardeeville, SC 29909

$372,500

2 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 44 Days on market

Built 1998 6,098 sqft lot $255/sqft · 12% below area Est $424k · 12% 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 +12.9/15.0
• Cash flow +7.6/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked beneath a canopy of mature trees on the desirable Beaufort County side of Sun City Hilton Head, this thoughtfully expanded Jamestown/Savannah model offers a rare blend of comfort, space, and location. Featuring 2 bedrooms and 2 baths, the home is enhanced by an extended floor plan that introduces a generous family room, creating a versatile second living area ideal for entertaining, relaxing, or accommodating guests. The eat-in kitchen, dining area, and main living room are all well-proportioned, while the added family room truly elevates the flow and functionality of the home. A whole-house Reverse Osmosis water filtration system adds an exceptional level of comfort and convenience. Natural surroundings provide a peaceful backdrop, with a nearby nature path inviting daily walks and quiet moments outdoors. Perfectly positioned between Town Square and Hidden Cypress, this location places you in the heart of Sun City's vibrant lifestyle. Residents enjoy access to world-class amenities, including the newly unveiled Amenity Center in Argent West, offering even more opportunities for recreation, wellness, and social connection. Additional advantages include lower Beaufort County taxes, established landscaping, and easy access to Hilton Head Island, historic Beaufort, and Savannah. This is an exceptional opportunity to enjoy resort-style living at an approachable price point, where every day feels like a getaway.

Key facts

• Extended floor plan
• Eat-in kitchen
• Nature path

Tags

• EXTENDED FLOOR PLAN
• GENEROUS FAMILY ROOM
• EAT-IN KITCHEN
• NATURE PATH
• WORLD-CLASS AMENITIES
• NEWLY UNVEILED AMENITY CENTER

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community amenities include pool, clubhouse, fitness center, tennis and pickleball courts, bocce court, trails, dog park, picnic/barbecue areas, RV/boat storage, restaurant, guard, and gas; Senior community

Exterior

• Parking: Detached or attached 2-car garage (unfinished); Driveway parking
• Security: Fire alarm; Smoke detectors
• Utilities: Public water
• Home design: Stucco construction; Asphalt roof
• Construction: Stucco exterior; Asphalt roof
• Exterior features: Patio; Sprinkler/irrigation system; Paved driveway; Rain gutters; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Oven; Range; Self-cleaning oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Window treatments; Attic with pull-down stairs; Ceiling fans; Smooth ceilings; Separate shower; Main level primary bedroom; Smart thermostat; Cable TV; Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $372k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (28.0% below list).
• Recommended offer: $268k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $11k 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 44 days — a 3% lower offer ($361k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,202 (28.0% 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 44 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $423,599
• List price: $372,500
• Delta: -12.06%
• 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
106 Hunley Ct	0.37mi	2/2.0	1,464 (+0%)	5mo	$318,000	$217	78
107 General Hardee Way	0.36mi	2/2.0	1,378 (-6%)	5mo	$346,719	$252	70
19 Bailey Ln	0.49mi	2/2.0	1,416 (-3%)	3mo	$399,000	$282	69
112 Fort Beauregard Ln	0.49mi	2/2.0	1,394 (-4%)	4mo	$319,000	$229	66
4 Norton Ct	0.48mi	2/2.0	1,549 (+6%)	3mo	$340,000	$219	65
16 Pinckney Dr	0.20mi	2/2.0	1,665 (+14%)	6mo	$403,000	$242	62
7 Sanders Ct	0.32mi	2/2.0	1,651 (+13%)	3mo	$365,000	$221	61
15 Seburn Dr	0.58mi	2/2.0	1,343 (-8%)	1mo	$365,000	$272	59
18 Bailey Ln	0.46mi	2/2.0	1,280 (-12%)	1mo	$345,000	$270	58
105 Colonel Dunovant Ct	0.43mi	2/2.0	1,669 (+14%)	2mo	$417,000	$250	54
120 Hampton Cir	0.70mi	2/2.0	1,566 (+7%)	2mo	$396,000	$253	54
32 Pendarvis Way	0.73mi	2/2.0	1,669 (+14%)	6mo	$420,000	$252	37

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: -19.7%
• Equity multiple: 0.28×
• Total profit: $-74,837
• Equity at exit: $55,541

10-year hold

• IRR: -4.5%
• Equity multiple: 0.64×
• Total profit: $-37,443
• Equity at exit: $32,207

Cash invested: $104,300 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$1,953
• Tax from tax record: −$461 /mo · $5,527/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-450

Break-even live

Break-even rent $3,252

Max offer price $292,933

Occupancy floor —

Sensitivity live

Price	-10% $-240	-5% $-345	+0% $-450	+5% $-556	+10% $-661
Rent	-10% $-662	-5% $-556	+0% $-450	+5% $-344	+10% $-239
Rate	-1.0pp $-263	-0.5pp $-356	base $-450	+0.5pp $-547	+1.0pp $-645

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: $93,125
• Closing costs: $11,175
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	44d	1	0.04mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	21d	1	0.78mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	44d	1	0.80mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	14d	1	0.87mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	44d	1	1.05mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	44d	1	1.09mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	14d	1	1.30mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	14d	1	1.36mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	14d	1	1.44mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	21d	1	1.45mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$2,115	$2.35	14d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $372,500 Active 44 DOM
2. 2026-06-17
   days on market $372,500 Active 43 DOM
3. 2026-06-16
   days on market $372,500 Active 42 DOM
4. 2026-06-15
   days on market $372,500 Active 41 DOM
5. 2026-06-14
   days on market $372,500 Active 39 DOM
6. 2026-06-13
   days on market $372,500 Active 38 DOM
7. 2026-06-10
   days on market $372,500 Active 36 DOM
8. 2026-06-09
   days on market $372,500 Active 35 DOM
9. 2026-06-08
   days on market $372,500 Active 34 DOM
10. 2026-06-07
    days on market $372,500 Active 33 DOM
11. 2026-06-05
    days on market $372,500 Active 30 DOM
12. 2026-06-03
    days on market $372,500 Active 29 DOM
13. 2026-06-02
    days on market $372,500 Active 28 DOM
14. 2026-06-01
    days on market $372,500 Active 27 DOM
15. 2026-05-31
    days on market $372,500 Active 26 DOM
16. 2026-05-30
    days on market $372,500 Active 25 DOM
17. 2026-05-05
    listed $372,500 Active 1450-char remark

    Show marketing remark (1437 chars)

    Tucked beneath a canopy of mature trees on the desirable Beaufort County side of Sun City Hilton Head, this thoughtfully expanded Jamestown/Savannah model offers a rare blend of comfort, space, and location. Featuring 2 bedrooms and 2 baths, the home is enhanced by an extended floor plan that introduces a generous family room, creating a versatile second living area ideal for entertaining, relaxing, or accommodating guests. The eat-in kitchen, dining area, and main living room are all well-proportioned, while the added family room truly elevates the flow and functionality of the home. A whole-house Reverse Osmosis water filtration system adds an exceptional level of comfort and convenience. Natural surroundings provide a peaceful backdrop, with a nearby nature path inviting daily walks and quiet moments outdoors. Perfectly positioned between Town Square and Hidden Cypress, this location places you in the heart of Sun City's vibrant lifestyle. Residents enjoy access to world-class amenities, including the newly unveiled Amenity Center in Argent West, offering even more opportunities for recreation, wellness, and social connection. Additional advantages include lower Beaufort County taxes, established landscaping, and easy access to Hilton Head Island, historic Beaufort, and Savannah. This is an exceptional opportunity to enjoy resort-style living at an approachable price point, where every day feels like a getaway.

18. 2026-05-05
    listed $372,500 Active 1437-char remark

    Show marketing remark (1437 chars)

    Tucked beneath a canopy of mature trees on the desirable Beaufort County side of Sun City Hilton Head, this thoughtfully expanded Jamestown/Savannah model offers a rare blend of comfort, space, and location. Featuring 2 bedrooms and 2 baths, the home is enhanced by an extended floor plan that introduces a generous family room, creating a versatile second living area ideal for entertaining, relaxing, or accommodating guests. The eat-in kitchen, dining area, and main living room are all well-proportioned, while the added family room truly elevates the flow and functionality of the home. A whole-house Reverse Osmosis water filtration system adds an exceptional level of comfort and convenience. Natural surroundings provide a peaceful backdrop, with a nearby nature path inviting daily walks and quiet moments outdoors. Perfectly positioned between Town Square and Hidden Cypress, this location places you in the heart of Sun City's vibrant lifestyle. Residents enjoy access to world-class amenities, including the newly unveiled Amenity Center in Argent West, offering even more opportunities for recreation, wellness, and social connection. Additional advantages include lower Beaufort County taxes, established landscaping, and easy access to Hilton Head Island, historic Beaufort, and Savannah. This is an exceptional opportunity to enjoy resort-style living at an approachable price point, where every day feels like a getaway.

19. 2024-09-20
    soldstatus $365,000
20. 2024-08-20
    soldstatus $365,000 Closed

    Show marketing remark (527 chars)

    Looking to downsize and simplify? Check out this light and bright expanded Jamestown/Savannah Model with 2BR/2BA's, 1448sf, whole house Reverse Osmosis water filtration system, wood flooring, Stainless appliances, granite counter tops, newly painted interior, close to Town Square, Main Gate and all 55+ Active Adult amenities Sun City HH is known for. Original Del Web home with great curb appeal on the Beaufort county side of Sun City South convenient to the beaches of Hilton Head, historic Savannah and beautiful Beaufort.

21. 2024-07-02
    status Pending

    Show marketing remark (527 chars)

    Looking to downsize and simplify? Check out this light and bright expanded Jamestown/Savannah Model with 2BR/2BA's, 1448sf, whole house Reverse Osmosis water filtration system, wood flooring, Stainless appliances, granite counter tops, newly painted interior, close to Town Square, Main Gate and all 55+ Active Adult amenities Sun City HH is known for. Original Del Web home with great curb appeal on the Beaufort county side of Sun City South convenient to the beaches of Hilton Head, historic Savannah and beautiful Beaufort.

22. 2024-05-03
    price $399,500

    Show marketing remark (527 chars)

    Looking to downsize and simplify? Check out this light and bright expanded Jamestown/Savannah Model with 2BR/2BA's, 1448sf, whole house Reverse Osmosis water filtration system, wood flooring, Stainless appliances, granite counter tops, newly painted interior, close to Town Square, Main Gate and all 55+ Active Adult amenities Sun City HH is known for. Original Del Web home with great curb appeal on the Beaufort county side of Sun City South convenient to the beaches of Hilton Head, historic Savannah and beautiful Beaufort.

23. 2024-04-12
    price $412,500

    Show marketing remark (527 chars)

    Looking to downsize and simplify? Check out this light and bright expanded Jamestown/Savannah Model with 2BR/2BA's, 1448sf, whole house Reverse Osmosis water filtration system, wood flooring, Stainless appliances, granite counter tops, newly painted interior, close to Town Square, Main Gate and all 55+ Active Adult amenities Sun City HH is known for. Original Del Web home with great curb appeal on the Beaufort county side of Sun City South convenient to the beaches of Hilton Head, historic Savannah and beautiful Beaufort.

24. 2024-03-06
    status Active

    Show marketing remark (527 chars)

    Looking to downsize and simplify? Check out this light and bright expanded Jamestown/Savannah Model with 2BR/2BA's, 1448sf, whole house Reverse Osmosis water filtration system, wood flooring, Stainless appliances, granite counter tops, newly painted interior, close to Town Square, Main Gate and all 55+ Active Adult amenities Sun City HH is known for. Original Del Web home with great curb appeal on the Beaufort county side of Sun City South convenient to the beaches of Hilton Head, historic Savannah and beautiful Beaufort.

25. 2024-02-26
    listed $417,500

    Show marketing remark (527 chars)

    Looking to downsize and simplify? Check out this light and bright expanded Jamestown/Savannah Model with 2BR/2BA's, 1448sf, whole house Reverse Osmosis water filtration system, wood flooring, Stainless appliances, granite counter tops, newly painted interior, close to Town Square, Main Gate and all 55+ Active Adult amenities Sun City HH is known for. Original Del Web home with great curb appeal on the Beaufort county side of Sun City South convenient to the beaches of Hilton Head, historic Savannah and beautiful Beaufort.

26. 1998-12-17
    soldstatus $126,917

ⓘ 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: $5,527 · $461/mo
• Projected year-2 tax: $5,527 · $461/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 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: $32,184
• − Mortgage interest: −$20,866
• − Property taxes: −$5,527
• − Insurance: −$1,862
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$10,836
• Taxable loss: −$12,057
• Est. tax savings @ 24.0%: +$2,894
• After-tax cash flow: $-2,511/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

+193.5% since first listed

10 events — show timeline

• 2026-05-05 Listed $372,500 RSMLS
• 2026-05-05 Listed $372,500 LRMLS
• 2024-09-20 Sold (Public Records) $365,000 Public Records
• 2024-08-20 Sold (MLS) $365,000 RSMLS
• 2024-07-02 Pending — RSMLS
• 2024-05-03 Price Changed $399,500 RSMLS
• 2024-04-12 Price Changed $412,500 RSMLS
• 2024-03-06 Relisted — RSMLS
• 2024-02-26 Listed $417,500 RSMLS
• 1998-12-17 Sold (Public Records) $126,917 Public Records

Property tax history

+23.5%/yr

Latest (2025): $5,527 · +524.9% YoY. Source: county tax records.