149 Landing Ln · Hardeeville, SC 29909

$335,000

3 bd · 2.0 ba · 1,346 sqft · SingleFamily public records · 97 Days on market

Built 2005 5,662 sqft lot $249/sqft · 8% below area Est $365k · 8% 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).

• Cash flow +12.3/30.0
• ARV discount +11.2/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 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

Locatеd in thе deѕіrable Sарphire Lakes sectіοn of Sun City, this well-maintained 3-bedroom, 2-bath home offers comfortable living in a peaceful setting. Built in 2005 and featuring 1,346 square feet, the home provides an easy, functional floor plan ideal for both full-time living and seasonal enjoyment. The primary suite features a charming bay window, bringing in natural light and creating a relaxing retreat. New carpet has been installed in all bedrooms, and the HVAC system has been updated, offering peace of mind for the next owner. The kitchen and living spaces flow easily for everyday living and entertaining, while the private backyard provides a quiet outdoor space to enjoy the Lowcountry setting. Additional highlights include a two-car garage with retractable screen door, allowing for ventilation and flexible use of the space. Located within the vibrant Sun City community, residents enjoy access to world-class amenities, golf, social clubs, and an active lifestyle.

Key facts

• Private backyard
• Two-car garage
• 5,662 sq ft lot

Tags

• PRIVATE BACKYARD
• TWO-CAR GARAGE
• RETRACTABLE SCREEN DOOR
• WORLD-CLASS AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (16.1% below list).
• Recommended offer: $281k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 97 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $281,144 (16.1% 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 97 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $364,948
• List price: $335,000
• Delta: -8.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Nesting Ln	0.20mi	3/2.0	1,338 (-1%)	1mo	$375,000	$280	89
39 Nesting Ln	0.17mi	2/2.0 (-1)	1,438 (+7%)	1mo	$336,250	$234	75
41 Cypress Run	0.35mi	2/2.0 (-1)	1,324 (-2%)	3mo	$329,000	$248	73
561 Colonel Thomas Heyward Rd	0.32mi	2/2.0 (-1)	1,328 (-1%)	8mo	$375,000	$282	71
8 Biltmore Dr	0.54mi	3/2.0	1,470 (+9%)	3mo	$345,000	$235	57
218 Landing Ln	0.23mi	2/2.0 (-1)	1,165 (-13%)	8mo	$264,000	$227	55
71 Cypress Run	0.38mi	2/2.0 (-1)	1,156 (-14%)	8mo	$335,000	$290	47
80 Biltmore Dr	0.70mi	3/2.0	1,488 (+10%)	5mo	$325,000	$218	46
76 Biltmore Dr	0.71mi	3/2.0	1,470 (+9%)	9mo	$375,000	$255	44
80 Cypress Holw	0.74mi	2/2.0 (-1)	1,452 (+8%)	6mo	$349,000	$240	42
1141 Beachcomber Blvd	0.65mi	2/2.0 (-1)	1,503 (+12%)	4mo	$450,000	$299	42
151 Island Breeze Ln #102	0.67mi	2/2.0 (-1)	1,204 (-10%)	5mo	$385,000	$320	42

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: -14.6%
• Equity multiple: 0.45×
• Total profit: $-51,313
• Equity at exit: $49,950

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $7,914
• Equity at exit: $28,965

Cash invested: $93,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,811 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$388 /mo · $4,652/yr
• Insurance: −$140
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-188

Break-even live

Break-even rent $3,050

Max offer price $301,753

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-93	+0% $-188	+5% $-283	+10% $-378
Rent	-10% $-410	-5% $-299	+0% $-188	+5% $-77	+10% $34
Rate	-1.0pp $-19	-0.5pp $-103	base $-188	+0.5pp $-275	+1.0pp $-363

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	0.02mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	15d	1	0.17mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	23d	1	0.47mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	23d	1	1.22mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.36mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $335,000 Active 97 DOM
2. 2026-06-18
   days on market $335,000 Active 94 DOM
3. 2026-06-17
   days on market $335,000 Active 93 DOM
4. 2026-06-16
   days on market $335,000 Active 92 DOM
5. 2026-06-15
   days on market $335,000 Active 91 DOM
6. 2026-06-14
   days on market $335,000 Active 89 DOM
7. 2026-06-13
   days on market $335,000 Active 88 DOM
8. 2026-06-10
   days on market $335,000 Active 86 DOM
9. 2026-06-09
   days on market $335,000 Active 85 DOM
10. 2026-06-08
    days on market $335,000 Active 84 DOM
11. 2026-06-07
    days on market $335,000 Active 83 DOM
12. 2026-06-05
    days on market $335,000 Active 80 DOM
13. 2026-06-03
    pricedays on market $335,000 Active 79 DOM
14. 2026-06-02
    days on market $349,900 Active 78 DOM
15. 2026-06-01
    days on market $349,900 Active 77 DOM
16. 2026-05-31
    days on market $349,900 Active 76 DOM
17. 2026-04-01
    historical $2,500
18. 2026-03-16
    listed $349,900 Active 995-char remark

    Show marketing remark (995 chars)

    Locatеd in thе deѕіrable Sарphire Lakes sectіοn of Sun City, this well-maintained 3-bedroom, 2-bath home offers comfortable living in a peaceful setting. Built in 2005 and featuring 1,346 square feet, the home provides an easy, functional floor plan ideal for both full-time living and seasonal enjoyment. The primary suite features a charming bay window, bringing in natural light and creating a relaxing retreat. New carpet has been installed in all bedrooms, and the HVAC system has been updated, offering peace of mind for the next owner. The kitchen and living spaces flow easily for everyday living and entertaining, while the private backyard provides a quiet outdoor space to enjoy the Lowcountry setting. Additional highlights include a two-car garage with retractable screen door, allowing for ventilation and flexible use of the space. Located within the vibrant Sun City community, residents enjoy access to world-class amenities, golf, social clubs, and an active lifestyle.

19. 2026-02-28
    listed $2,500
20. 2023-12-02
    historical $2,400
21. 2023-11-12
    price $2,400
22. 2023-11-01
    listed $2,500
23. 2022-03-10
    soldstatus $319,000
24. 2022-02-28
    soldstatus $319,000 221-char remark

    Show marketing remark (221 chars)

    Quiet three bedroom in a highly desirable Sapphire Lakes neighborhood. Bay Window in master. Bring your own flair, colors and style. Very private back yard. Garage has a retractable screen door. Clean Stucco report.

25. 2022-02-28
    soldstatus $319,000

    Show marketing remark (221 chars)

    Quiet three bedroom in a highly desirable Sapphire Lakes neighborhood. Bay Window in master. Bring your own flair, colors and style. Very private back yard. Garage has a retractable screen door. Clean Stucco report.

26. 2022-01-20
    listed $295,000 221-char remark

    Show marketing remark (221 chars)

    Quiet three bedroom in a highly desirable Sapphire Lakes neighborhood. Bay Window in master. Bring your own flair, colors and style. Very private back yard. Garage has a retractable screen door. Clean Stucco report.

27. 2022-01-20
    listed $295,000

    Show marketing remark (221 chars)

    Quiet three bedroom in a highly desirable Sapphire Lakes neighborhood. Bay Window in master. Bring your own flair, colors and style. Very private back yard. Garage has a retractable screen door. Clean Stucco report.

28. 2012-03-15
    soldstatus $126,000
29. 2011-10-10
    listed $129,900

ⓘ 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: $4,652 · $388/mo
• Projected year-2 tax: $4,652 · $388/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 A · 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: $33,737
• − Mortgage interest: −$18,765
• − Property taxes: −$4,652
• − Insurance: −$3,178
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$9,745
• Taxable loss: −$8,001
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $-338/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

-98.1% since first listed

13 events — show timeline

• 2026-04-01 Rental Removed $2,500 Avail
• 2026-03-16 Listed $349,900 RSMLS
• 2026-02-28 Listed for Rent $2,500 Avail
• 2023-12-02 Rental Removed $2,400 RENT.
• 2023-11-12 Price Changed $2,400 RENT.
• 2023-11-01 Listed for Rent $2,500 RENT.
• 2022-03-10 Sold (Public Records) $319,000 Public Records
• 2022-02-28 Sold (MLS) $319,000 RSMLS
• 2022-02-28 Sold (MLS) $319,000 LRMLS
• 2022-01-20 Listed $295,000 RSMLS
• 2022-01-20 Listed $295,000 LRMLS
• 2012-03-15 Sold (MLS) $126,000 RSMLS
• 2011-10-10 Listed $129,900 RSMLS

Property tax history

+17.7%/yr

Latest (2025): $4,652 · +1.7% YoY. Source: county tax records.