407 Lake Park Way · Hardeeville, SC 29909

$254,900

1 bd · 2.5 ba · 1,056 sqft · Townhouse public records · 130 Days on market

Built 2005 1,742 sqft lot $241/sqft · at area comps Est $247k · at est. $125/mo HOA · 6% of rent

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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 +9.0/30.0
• ARV discount +6.1/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled and move-in ready, this 2-bedroom, 2.5-bathroom townhouse in University Park is perfect for first-time buyers or investors. The open-concept main floor features new luxury vinyl plank flooring, fresh paint, and a modern kitchen with brand-new granite countertops and stainless steel appliances. Upstairs, you will find two spacious bedrooms, each with its own private en-suite bathroom, offering an ideal layout for roommates. Relax on the charming front porch overlooking a quiet community park, or enjoy the extra-long rear driveway and outdoor storage closet. University Park offers fantastic amenities, including a beach-entry pool, a gated fitness center, basketball and volleyball courts, and a playground. The monthly HOA fe e remains low and includes complete ground maintenance for a truly easy lifestyle. Located just steps from the USCB campus, this home is minutes away from Super Walmart, Publix, and various dining options. With quick access to I-95 and Highway 278, you are perfectly positioned for a short commute to Hilton Head Island, Savannah, or Beaufort.

Key facts

• $125 HOA
• Community pool
• Built 2005

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (16.1% below list).
• Recommended offer: $214k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 7 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago; this cycle's ask has dropped $19k (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, 98% 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 $213,790 (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 130 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 9.9

CMA / ARV

• ARV (median comp): $246,997
• List price: $254,900
• Delta: 3.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Campus Ln	0.06mi	2/2.5 (+1)	1,056 (0%)	11mo	$242,000	$229	84
474 Campus Ln	0.15mi	2/2.5 (+1)	1,056 (0%)	22mo	$259,000	$245	70

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: -16.1%
• Equity multiple: 0.40×
• Total profit: $-42,756
• Equity at exit: $38,006

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,916
• Equity at exit: $22,039

Cash invested: $71,372 (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: $2,138 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$323 /mo · $3,875/yr
• Insurance: −$106
• HOA: −$125
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-202

Break-even live

Break-even rent $2,394

Max offer price $219,227

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-130	+0% $-202	+5% $-274	+10% $-346
Rent	-10% $-371	-5% $-286	+0% $-202	+5% $-117	+10% $-33
Rate	-1.0pp $-74	-0.5pp $-137	base $-202	+0.5pp $-268	+1.0pp $-335

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.06mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	15d	1	0.09mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	23d	1	0.16mi
321 Donegal Dr Hardeeville, SC	1.0–3.0	1.0–2.0	1120	$1,390	$1.24	15d	46	0.82mi
82 Ardmore Garden Dr Hardeeville, SC	1.0	1.0	759	$1,495	$1.97	23d	1	0.89mi
82 Ardmore Garden Dr Unit 186-103 Hardeeville, SC	1.0	1.0	759	$3,390	$4.47	23d	1	0.89mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$1,605	$1.78	15d	1	1.21mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: poolgymsecurity

Listing history 50 events

1. 2026-06-21
   days on market $254,900 Active 130 DOM
2. 2026-06-18
   days on market $254,900 Active 127 DOM
3. 2026-06-17
   days on market $254,900 Active 126 DOM
4. 2026-06-16
   days on market $254,900 Active 125 DOM
5. 2026-06-15
   price $254,900 Active 124 DOM
6. 2026-06-15
   days on market $259,900 Active 124 DOM
7. 2026-06-14
   days on market $259,900 Active 122 DOM
8. 2026-06-13
   days on market $259,900 Active 121 DOM
9. 2026-06-10
   days on market $259,900 Active 119 DOM
10. 2026-06-09
    days on market $259,900 Active 118 DOM
11. 2026-06-08
    days on market $259,900 Active 117 DOM
12. 2026-06-07
    days on market $259,900 Active 116 DOM
13. 2026-06-05
    days on market $259,900 Active 113 DOM
14. 2026-06-03
    days on market $259,900 Active 112 DOM
15. 2026-06-02
    days on market $259,900 Active 111 DOM
16. 2026-06-01
    days on market $259,900 Active 110 DOM
17. 2026-05-31
    days on market $259,900 Active 109 DOM
18. 2026-05-01
    price $259,900

    Show marketing remark (1100 chars)

    Beautifully remodeled and move-in ready, this 2-bedroom, 2.5-bathroom townhouse in University Park is perfect for first-time buyers or investors. The open-concept main floor features new luxury vinyl plank flooring, fresh paint, and a modern kitchen with brand-new granite countertops and stainless steel appliances. Upstairs, you will find two spacious bedrooms, each with its own private en-suite bathroom, offering an ideal layout for roommates. Relax on the charming front porch overlooking a quiet community park, or enjoy the extra-long rear driveway and outdoor storage closet. University Park offers fantastic amenities, including a beach-entry pool, a gated fitness center, basketball and volleyball courts, and a playground. The monthly HOA fe e remains low and includes complete ground maintenance for a truly easy lifestyle. Located just steps from the USCB campus, this home is minutes away from Super Walmart, Publix, and various dining options. With quick access to I-95 and Highway 278, you are perfectly positioned for a short commute to Hilton Head Island, Savannah, or Beaufort.

19. 2026-05-01
    price $259,900 1100-char remark

    Show marketing remark (1100 chars)

    Beautifully remodeled and move-in ready, this 2-bedroom, 2.5-bathroom townhouse in University Park is perfect for first-time buyers or investors. The open-concept main floor features new luxury vinyl plank flooring, fresh paint, and a modern kitchen with brand-new granite countertops and stainless steel appliances. Upstairs, you will find two spacious bedrooms, each with its own private en-suite bathroom, offering an ideal layout for roommates. Relax on the charming front porch overlooking a quiet community park, or enjoy the extra-long rear driveway and outdoor storage closet. University Park offers fantastic amenities, including a beach-entry pool, a gated fitness center, basketball and volleyball courts, and a playground. The monthly HOA fe e remains low and includes complete ground maintenance for a truly easy lifestyle. Located just steps from the USCB campus, this home is minutes away from Super Walmart, Publix, and various dining options. With quick access to I-95 and Highway 278, you are perfectly positioned for a short commute to Hilton Head Island, Savannah, or Beaufort.

20. 2026-04-03
    price $265,000

    Show marketing remark (1100 chars)

    Beautifully remodeled and move-in ready, this 2-bedroom, 2.5-bathroom townhouse in University Park is perfect for first-time buyers or investors. The open-concept main floor features new luxury vinyl plank flooring, fresh paint, and a modern kitchen with brand-new granite countertops and stainless steel appliances. Upstairs, you will find two spacious bedrooms, each with its own private en-suite bathroom, offering an ideal layout for roommates. Relax on the charming front porch overlooking a quiet community park, or enjoy the extra-long rear driveway and outdoor storage closet. University Park offers fantastic amenities, including a beach-entry pool, a gated fitness center, basketball and volleyball courts, and a playground. The monthly HOA fe e remains low and includes complete ground maintenance for a truly easy lifestyle. Located just steps from the USCB campus, this home is minutes away from Super Walmart, Publix, and various dining options. With quick access to I-95 and Highway 278, you are perfectly positioned for a short commute to Hilton Head Island, Savannah, or Beaufort.

21. 2026-04-03
    price $265,000 1100-char remark

    Show marketing remark (1100 chars)

    Beautifully remodeled and move-in ready, this 2-bedroom, 2.5-bathroom townhouse in University Park is perfect for first-time buyers or investors. The open-concept main floor features new luxury vinyl plank flooring, fresh paint, and a modern kitchen with brand-new granite countertops and stainless steel appliances. Upstairs, you will find two spacious bedrooms, each with its own private en-suite bathroom, offering an ideal layout for roommates. Relax on the charming front porch overlooking a quiet community park, or enjoy the extra-long rear driveway and outdoor storage closet. University Park offers fantastic amenities, including a beach-entry pool, a gated fitness center, basketball and volleyball courts, and a playground. The monthly HOA fe e remains low and includes complete ground maintenance for a truly easy lifestyle. Located just steps from the USCB campus, this home is minutes away from Super Walmart, Publix, and various dining options. With quick access to I-95 and Highway 278, you are perfectly positioned for a short commute to Hilton Head Island, Savannah, or Beaufort.

22. 2026-02-11
    listed $274,000 Active

    Show marketing remark (1100 chars)

    Beautifully remodeled and move-in ready, this 2-bedroom, 2.5-bathroom townhouse in University Park is perfect for first-time buyers or investors. The open-concept main floor features new luxury vinyl plank flooring, fresh paint, and a modern kitchen with brand-new granite countertops and stainless steel appliances. Upstairs, you will find two spacious bedrooms, each with its own private en-suite bathroom, offering an ideal layout for roommates. Relax on the charming front porch overlooking a quiet community park, or enjoy the extra-long rear driveway and outdoor storage closet. University Park offers fantastic amenities, including a beach-entry pool, a gated fitness center, basketball and volleyball courts, and a playground. The monthly HOA fe e remains low and includes complete ground maintenance for a truly easy lifestyle. Located just steps from the USCB campus, this home is minutes away from Super Walmart, Publix, and various dining options. With quick access to I-95 and Highway 278, you are perfectly positioned for a short commute to Hilton Head Island, Savannah, or Beaufort.

23. 2026-02-11
    listed $274,000 Active 1100-char remark

    Show marketing remark (1100 chars)

    Beautifully remodeled and move-in ready, this 2-bedroom, 2.5-bathroom townhouse in University Park is perfect for first-time buyers or investors. The open-concept main floor features new luxury vinyl plank flooring, fresh paint, and a modern kitchen with brand-new granite countertops and stainless steel appliances. Upstairs, you will find two spacious bedrooms, each with its own private en-suite bathroom, offering an ideal layout for roommates. Relax on the charming front porch overlooking a quiet community park, or enjoy the extra-long rear driveway and outdoor storage closet. University Park offers fantastic amenities, including a beach-entry pool, a gated fitness center, basketball and volleyball courts, and a playground. The monthly HOA fe e remains low and includes complete ground maintenance for a truly easy lifestyle. Located just steps from the USCB campus, this home is minutes away from Super Walmart, Publix, and various dining options. With quick access to I-95 and Highway 278, you are perfectly positioned for a short commute to Hilton Head Island, Savannah, or Beaufort.

24. 2025-12-06
    price $274,800
25. 2025-10-30
    price $274,900
26. 2025-09-17
    listed $275,000 Active
27. 2025-04-11
    soldstatus $262,000
28. 2025-03-31
    soldstatus $262,000 Closed
29. 2025-03-31
    soldstatus $262,000 Closed
30. 2025-03-14
    status Pending
31. 2025-03-14
    status Pending
32. 2025-02-26
    price $267,900
33. 2025-02-26
    price $267,900
34. 2025-01-23
    price $269,900
35. 2025-01-23
    price $269,900
36. 2025-01-03
    price $272,000
37. 2025-01-03
    price $272,000
38. 2024-10-21
    listed $275,000 Active
39. 2024-10-20
    listed $275,000 Active
40. 2023-10-26
    soldstatus $255,900
41. 2023-10-25
    soldstatus $255,900 Closed
42. 2023-10-25
    soldstatus $255,900 Closed
43. 2023-09-25
    status Pending
44. 2023-09-25
    status Pending
45. 2023-09-21
    listed $255,900 Active
46. 2023-09-21
    listed $255,900 Active
47. 2017-12-04
    soldstatus $120,000
48. 2017-11-30
    soldstatus $120,000
49. 2017-10-31
    listed $123,000
50. 2017-04-21
    listed $122,500

ⓘ 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: $3,875 · $323/mo
• Projected year-2 tax: $3,875 · $323/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 ≥108°F today · 18 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: $25,655
• − Mortgage interest: −$14,278
• − Property taxes: −$3,875
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − HOA: −$1,500
• − Depreciation: −$7,415
• Taxable loss: −$6,793
• Est. tax savings @ 24.0%: +$1,630
• After-tax cash flow: $-793/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

+112.2% since first listed

33 events — show timeline

• 2026-05-01 Price Changed $259,900 RSMLS
• 2026-05-01 Price Changed $259,900 LRMLS
• 2026-04-03 Price Changed $265,000 RSMLS
• 2026-04-03 Price Changed $265,000 LRMLS
• 2026-02-11 Listed $274,000 RSMLS
• 2026-02-11 Listed $274,000 LRMLS
• 2025-12-06 Price Changed $274,800 RSMLS
• 2025-10-30 Price Changed $274,900 RSMLS
• 2025-09-17 Listed $275,000 RSMLS
• 2025-04-11 Sold (Public Records) $262,000 Public Records
• 2025-03-31 Sold (MLS) $262,000 LRMLS
• 2025-03-31 Sold (MLS) $262,000 RSMLS
• 2025-03-14 Pending — RSMLS
• 2025-03-14 Pending — LRMLS
• 2025-02-26 Price Changed $267,900 RSMLS
• 2025-02-26 Price Changed $267,900 LRMLS
• 2025-01-23 Price Changed $269,900 LRMLS
• 2025-01-23 Price Changed $269,900 RSMLS
• 2025-01-03 Price Changed $272,000 LRMLS
• 2025-01-03 Price Changed $272,000 RSMLS
• 2024-10-21 Listed $275,000 LRMLS
• 2024-10-20 Listed $275,000 RSMLS
• 2023-10-26 Sold (Public Records) $255,900 Public Records
• 2023-10-25 Sold (MLS) $255,900 RSMLS
• 2023-10-25 Sold (MLS) $255,900 LRMLS
• 2023-09-25 Pending — LRMLS
• 2023-09-25 Pending — RSMLS
• 2023-09-21 Listed $255,900 RSMLS
• 2023-09-21 Listed $255,900 LRMLS
• 2017-12-04 Sold (Public Records) $120,000 Public Records
• 2017-11-30 Sold (MLS) $120,000 RSMLS
• 2017-10-31 Listed $123,000 RSMLS
• 2017-04-21 Listed $122,500 RSMLS

Property tax history

+16.2%/yr

Latest (2025): $3,875 · +1.7% YoY. Source: county tax records.