410 Old Plantation Dr · DeBordieu Colony, SC 29585

$830,000

3 bd · 3.5 ba · 2,323 sqft · SingleFamily public records · 42 Days on market

Built 2025 0.46 ac lot Est $583k · 42% over

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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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 410 Old Plantation Drive, a nearly new home in Hagley Estates, one of Pawleys Island’s most convenient and established neighborhoods. Located near the public boat ramp with easy access to the Waccamaw River and Intracoastal Waterway, this home offers a great blend of coastal living, neighborhood charm, and everyday comfort. The home features an open floor plan with a bright main living area, comfortable flow, and plenty of space for gathering. The kitchen, dining, and living areas connect easily, making the home practical for both daily living and entertaining. With a large yard and a setting along the 17th fairway of Founders Club, the property gives you room to enjoy the

Key facts

• Open floor plan
• Waccamaw river
• Large yard

Tags

• PUBLIC BOAT RAMP
• WACCAMAW RIVER
• INTRACOASTAL WATERWAY
• OPEN FLOOR PLAN
• LARGE YARD
• 17TH FAIRWAY

Property features AI

Finance

• Other: For sale; Pets allowed (owner only noted)
• HOA & community: Monthly association fees; Association allows owner and tenant golf carts and motorcycles; Pet restrictions apply; Community allows short- and long-term rentals

Exterior

• Parking: Attached 2-car garage; Garage with garage door opener; Total parking for 4 vehicles
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Sewer available; Underground utilities
• Home design: Resale property; Rectangular lot; Zoned residential
• Construction: HardiPlank-type siding; Built by Beverly Homes; Slab foundation
• Exterior features: Sprinkler / irrigation system; Front porch; Rear porch; Patio

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Range hood; Kitchen island; Stainless steel appliances; Solid surface counters
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; Dual sinks in bathroom(s)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Tray ceilings; Dual sinks; Main-level primary suite; Split bedroom layout; Separate shower; Walk-in closets; Entrance foyer; Kitchen island; Stainless steel appliances; Solid surface counters; Unfurnished
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $830k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $800k (3.6% below list).
• Recommended offer: $800k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 392 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($805k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $143k; list at $830k implies a 480% gain — meaningful room to come down on a strong offer.

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 $799,900 (3.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $583,073
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
259 Barony Pl	0.11mi	3/2.5	2,267 (-2%)	1mo	$475,000	$210	86
141 Wickham Ct	0.20mi	4/2.5 (+1)	2,330 (+0%)	6mo	$585,000	$251	76
190 Barony Pl	0.14mi	4/2.5 (+1)	2,410 (+4%)	8mo	$600,000	$249	71
213 Barony Pl	0.14mi	4/3.5 (+1)	2,560 (+10%)	6mo	$642,000	$251	66
33 Hope Ln	0.59mi	3/2.5	2,376 (+2%)	2mo	$755,000	$318	63
11 Hope Ln	0.60mi	4/3.5 (+1)	2,392 (+3%)	4mo	$755,000	$316	59
27 Red Tail Hawk Loop	0.72mi	3/2.0	2,333 (+0%)	3mo	$652,500	$280	57
174 Southgate Ct	0.58mi	4/3.0 (+1)	2,222 (-4%)	3mo	$495,000	$223	57
360 Southgate Ct	0.56mi	3/2.5	2,457 (+6%)	7mo	$590,000	$240	54
117 Blackwood Trl	0.43mi	3/2.5	2,567 (+10%)	7mo	$540,000	$210	52
375 Old Ashley Loop	0.63mi	3/3.0	2,089 (-10%)	7mo	$535,000	$256	46
373 Otter Run Rd	0.70mi	4/3.0 (+1)	2,553 (+10%)	2mo	$725,000	$284	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-75,788
• Equity at exit: $123,756

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $9,356
• Equity at exit: $71,763

Cash invested: $232,400 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 392
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $7,999 medium
• Mortgage (P&I): −$4,353
• Tax from tax record: −$698 /mo · $8,371/yr
• Insurance: −$346
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $923

Break-even live

Break-even rent $6,830

Max offer price $830,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,393	-5% $1,158	+0% $923	+5% $688	+10% $453
Rent	-10% $291	-5% $607	+0% $923	+5% $1,239	+10% $1,555
Rate	-1.0pp $1,341	-0.5pp $1,134	base $923	+0.5pp $708	+1.0pp $489

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: $207,500
• Closing costs: $24,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Morven Ln Pawleys Island, SC	3.0	2.5	3118	$7,999	$2.57	24d	1	0.55mi

Listing history 17 events

1. 2026-06-18
   days on market $830,000 Active 42 DOM
2. 2026-06-17
   days on market $830,000 Active 41 DOM
3. 2026-06-16
   days on market $830,000 Active 40 DOM
4. 2026-06-15
   days on market $830,000 Active 39 DOM
5. 2026-06-14
   pricedays on market $830,000 Active 37 DOM
6. 2026-06-10
   days on market $850,000 Active 34 DOM
7. 2026-06-09
   days on market $850,000 Active 33 DOM
8. 2026-06-08
   days on market $850,000 Active 32 DOM
9. 2026-06-07
   days on market $850,000 Active 31 DOM
10. 2026-06-03
    days on market $850,000 Active 27 DOM
11. 2026-06-02
    days on market $850,000 Active 26 DOM
12. 2026-06-01
    days on market $850,000 Active 25 DOM
13. 2026-05-31
    days on market $850,000 Active 24 DOM
14. 2026-05-30
    days on market $850,000 Active 23 DOM
15. 2026-05-06
    listed $850,000 Active
16. 2024-03-20
    soldstatus $143,000
17. 1997-08-01
    soldstatus $24,000

ⓘ 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: $8,371 · $698/mo
• Projected year-2 tax: $8,371 · $698/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 · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,988
• − Mortgage interest: −$46,493
• − Property taxes: −$8,371
• − Insurance: −$4,150
• − Repairs & maintenance: −$7,679
• − Management: −$7,679
• − Depreciation: −$24,145
• Taxable loss: −$2,530
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $11,685/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — DeBordieu Colony

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• Rent YoY: —
• Metro: —
• 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

+3441.7% since first listed

3 events — show timeline

• 2026-05-06 Listed $850,000 CCAR
• 2024-03-20 Sold (Public Records) $143,000 Public Records
• 1997-08-01 Sold (Public Records) $24,000 Public Records

Property tax history

+29.5%/yr

Latest (2025): $8,371 · +945.1% YoY. Source: county tax records.