44 Redtail Dr · Hardeeville, SC 29909

$424,000

1 bd · 2.0 ba · 2,094 sqft · SingleFamily public records · 161 Days on market

Built 2005 9,147 sqft lot $202/sqft · 23% below area Est $548k · 23% under ↓ 14% since listing

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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
• Cash flow +8.3/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This sοught-аfter Dοgwοod model іn Ѕun City Hilton Head offerѕ 2 bеdrooms, 2 baths, flex room and a 2-car garage. Meticulously maintained and energy-efficient, the home features a 2018 roof, 2023 gas furnace/air conditioning and a 2022 water heater. Embrace the vibrant lifestyle of this premier active-adult community, with abundant social events, clubs, sports, entertainment and dining. May you end the day where you began. .. relaxing indoors or out, overlooking the serene wooded views and peaceful retreat. Make this your home in early 2026!

Key facts

• 2018 roof
• 2022 water heater
• Serene wooded views

Tags

• ENERGY EFFICIENT
• 2018 ROOF
• 2023 GAS FURNACE
• 2022 WATER HEATER
• SERENE WOODED VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $424k.

Deal economics

• At list price, monthly cash flow is $-514 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (36.9% below list).
• Recommended offer: $267k (36.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 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 $13k 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 161 days — a 12% lower offer ($373k) is reasonable based on typical stale-listing flexibility.

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, 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 $267,494 (36.9% 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 161 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.63% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 13.2

CMA / ARV

• ARV (median comp): $547,941
• List price: $424,000
• Delta: -22.62%
• 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
47 Redtail Dr	0.04mi	2/2.0 (+1)	2,076 (-1%)	3mo	$535,000	$258	89
23 Tallow Dr	0.20mi	2/2.0 (+1)	2,094 (0%)	1mo	$575,000	$275	85
26 Lacebark Ln	0.38mi	2/2.0 (+1)	1,996 (-5%)	5mo	$435,000	$218	66
191 Stratford Village Way	0.47mi	2/2.0 (+1)	1,850 (-12%)	2mo	$395,000	$214	52
192 Stratford Village Way	0.44mi	2/2.0 (+1)	1,830 (-13%)	4mo	$432,500	$236	50
40 Doncaster Ln	0.62mi	2/2.0 (+1)	1,928 (-8%)	4mo	$395,000	$205	50
17 Doncaster Ln	0.63mi	2/2.0 (+1)	1,937 (-8%)	5mo	$435,000	$225	49
4 Plymouth Ln	0.71mi	2/2.0 (+1)	2,254 (+8%)	1mo	$445,000	$197	48
96 Penny Creek Dr	0.41mi	2/2.0 (+1)	2,398 (+14%)	5mo	$600,000	$250	47
48 Doncaster Ln	0.57mi	2/2.0 (+1)	1,850 (-12%)	3mo	$439,900	$238	46
32 Doncaster Ln	0.64mi	2/2.0 (+1)	1,871 (-11%)	5mo	$425,000	$227	43
45 Sunbeam Dr	0.71mi	2/2.0 (+1)	1,830 (-13%)	2mo	$415,000	$227	39

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: -20.4%
• Equity multiple: 0.26×
• Total profit: $-87,434
• Equity at exit: $63,220

10-year hold

• IRR: -6.0%
• Equity multiple: 0.54×
• Total profit: $-54,519
• Equity at exit: $36,660

Cash invested: $118,720 (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: 13.2×

Monthly cashflow live

• Estimated rent: $2,675 high
• Mortgage (P&I): −$2,224
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$177
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-514

Break-even live

Break-even rent $3,325

Max offer price $333,251

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-394	+0% $-514	+5% $-634	+10% $-754
Rent	-10% $-725	-5% $-619	+0% $-514	+5% $-408	+10% $-302
Rate	-1.0pp $-300	-0.5pp $-406	base $-514	+0.5pp $-624	+1.0pp $-735

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: $106,000
• Closing costs: $12,720
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	23d	1	0.55mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	46d	1	0.62mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	0.90mi
10 Candlelight Ln Bluffton, SC	2.0	2.0	2189	$3,000	$1.37	15d	1	1.02mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.09mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	46d	1	1.33mi

Listing history 7 events

1. 2026-05-19
   status Pending 571-char remark

   Show marketing remark (571 chars)

   This sοught-аfter Dοgwοod model іn Ѕun City Hilton Head offerѕ 2 bеdrooms, 2 baths, flex room and a 2-car garage. Meticulously maintained and energy-efficient, the home features a 2018 roof, 2023 gas furnace/air conditioning and a 2022 water heater. Embrace the vibrant lifestyle of this premier active-adult community, with abundant social events, clubs, sports, entertainment and dining. May you end the day where you began. .. relaxing indoors or out, overlooking the serene wooded views and peaceful retreat. Make this your home in early 2026!

2. 2026-04-29
   price $424,000 571-char remark

   Show marketing remark (571 chars)

   This sοught-аfter Dοgwοod model іn Ѕun City Hilton Head offerѕ 2 bеdrooms, 2 baths, flex room and a 2-car garage. Meticulously maintained and energy-efficient, the home features a 2018 roof, 2023 gas furnace/air conditioning and a 2022 water heater. Embrace the vibrant lifestyle of this premier active-adult community, with abundant social events, clubs, sports, entertainment and dining. May you end the day where you began. .. relaxing indoors or out, overlooking the serene wooded views and peaceful retreat. Make this your home in early 2026!

3. 2026-04-09
   price $435,000 571-char remark

   Show marketing remark (571 chars)

   This sοught-аfter Dοgwοod model іn Ѕun City Hilton Head offerѕ 2 bеdrooms, 2 baths, flex room and a 2-car garage. Meticulously maintained and energy-efficient, the home features a 2018 roof, 2023 gas furnace/air conditioning and a 2022 water heater. Embrace the vibrant lifestyle of this premier active-adult community, with abundant social events, clubs, sports, entertainment and dining. May you end the day where you began. .. relaxing indoors or out, overlooking the serene wooded views and peaceful retreat. Make this your home in early 2026!

4. 2026-04-09
   price $435,000

   Show marketing remark (571 chars)

   This sοught-аfter Dοgwοod model іn Ѕun City Hilton Head offerѕ 2 bеdrooms, 2 baths, flex room and a 2-car garage. Meticulously maintained and energy-efficient, the home features a 2018 roof, 2023 gas furnace/air conditioning and a 2022 water heater. Embrace the vibrant lifestyle of this premier active-adult community, with abundant social events, clubs, sports, entertainment and dining. May you end the day where you began. .. relaxing indoors or out, overlooking the serene wooded views and peaceful retreat. Make this your home in early 2026!

5. 2026-03-10
   price $485,000
6. 2026-03-09
   price $485,000 571-char remark

   Show marketing remark (571 chars)

   This sοught-аfter Dοgwοod model іn Ѕun City Hilton Head offerѕ 2 bеdrooms, 2 baths, flex room and a 2-car garage. Meticulously maintained and energy-efficient, the home features a 2018 roof, 2023 gas furnace/air conditioning and a 2022 water heater. Embrace the vibrant lifestyle of this premier active-adult community, with abundant social events, clubs, sports, entertainment and dining. May you end the day where you began. .. relaxing indoors or out, overlooking the serene wooded views and peaceful retreat. Make this your home in early 2026!

7. 2025-12-09
   listed $495,000 Active 571-char remark

   Show marketing remark (571 chars)

   This sοught-аfter Dοgwοod model іn Ѕun City Hilton Head offerѕ 2 bеdrooms, 2 baths, flex room and a 2-car garage. Meticulously maintained and energy-efficient, the home features a 2018 roof, 2023 gas furnace/air conditioning and a 2022 water heater. Embrace the vibrant lifestyle of this premier active-adult community, with abundant social events, clubs, sports, entertainment and dining. May you end the day where you began. .. relaxing indoors or out, overlooking the serene wooded views and peaceful retreat. Make this your home in early 2026!

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $2,417 · $201/mo
• Expected delta: +$1,198/yr (+$100/mo · 98.4%)

ⓘ 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 10/10 Extreme 7 d/yr ≥108°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: $32,099
• − Mortgage interest: −$23,751
• − Property taxes: −$1,218
• − Insurance: −$3,622
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$12,335
• Taxable loss: −$13,963
• Est. tax savings @ 24.0%: +$3,351
• After-tax cash flow: $-2,813/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

-14.3% since first listed

7 events — show timeline

• 2026-05-19 Pending — RSMLS
• 2026-04-29 Price Changed $424,000 RSMLS
• 2026-04-09 Price Changed $435,000 RSMLS
• 2026-04-09 Price Changed $435,000 LRMLS
• 2026-03-10 Price Changed $485,000 LRMLS
• 2026-03-09 Price Changed $485,000 RSMLS
• 2025-12-09 Listed $495,000 RSMLS

Property tax history

+3.8%/yr

Latest (2025): $1,218 · -0.1% YoY. Source: county tax records.