24 Whitebark Ln · Hardeeville, SC 29909

$339,024

2 bd · 2.0 ba · 1,138 sqft · SingleFamily public records · 44 Days on market

Built 2005 6,534 sqft lot $298/sqft · 8% below area Est $367k · 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 +10.9/30.0
• ARV discount +10.9/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a welcoming place to call home? This delightful two-bedroom, two-bathroom is tucked into a vibrant neighborhood brimming with amenities and friendly faces. With thoughtful design and modern touches throughout, moving in is as effortless as unpacking your suitcase! This recently renovated space blends style and functionality creating a warm and inviting environment perfect for relaxing or entertaining friends. • Bedrooms: Two roomy bedrooms with plenty of closet space • Renovation: Everything is fresh and new--just waiting for you! • Neighborhood: Friendly, lively, and loaded with amenities New water heater in 2025; New roof in 2021; New SS Appliances in 2023; New flooring in 2022; NO CARPET!

Key facts

• New ss appliances
• Thoughtful design
• New water heater

Tags

• THOUGHTFUL DESIGN
• MODERN TOUCHES
• RECENTLY RENOVATED
• NEW WATER HEATER
• NEW ROOF
• NEW SS APPLIANCES

Property features AI

Finance

• HOA & community: Community amenities include bocce court, business center, clubhouse, dog park, fitness center, golf course, garden area, pickleball, pool, restaurant, gated/guarded entry, tennis courts, and trails; Senior community

Exterior

• Parking: Driveway; Attached two-car garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story home; Azalea builder model
• Construction: Synthetic stucco exterior; Asphalt roof
• Exterior features: Sprinkler/irrigation system; Paved driveway; Patio; Storm/security shutters; Community pool; Has view

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carbon monoxide detector; Main level primary bedroom; Multiple closets; Unfinished walls; Window treatments; Eat-in kitchen; New paint; Screens on windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (24.5% below list).
• Recommended offer: $256k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 34% 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 44 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $132k; list at $339k implies a 158% gain — meaningful room to come down on a strong offer.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,916 (24.5% 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 25% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (median comp): $366,751
• List price: $339,024
• Delta: -7.56%
• 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
38 Nesting Ln	0.24mi	2/2.0	1,138 (0%)	6mo	$310,000	$272	84
218 Landing Ln	0.23mi	2/2.0	1,165 (+2%)	8mo	$264,000	$227	79
205 Landing Ln	0.19mi	2/2.0	1,063 (-7%)	9mo	$240,000	$226	72
71 Cypress Run	0.44mi	2/2.0	1,156 (+2%)	8mo	$335,000	$290	70
40 Golden Eagle Dr	0.27mi	2/2.0	1,247 (+10%)	10mo	$369,000	$296	63
114 Cypress Run	0.51mi	2/2.0	1,120 (-2%)	13mo	$309,000	$276	62
4 Biltmore Dr	0.54mi	2/2.0	1,120 (-2%)	18mo	$300,000	$268	57
14 Biltmore Dr	0.55mi	2/2.0	1,120 (-2%)	18mo	$354,000	$316	57
151 Island Breeze Ln #102	0.64mi	2/2.0	1,204 (+6%)	5mo	$385,000	$320	56
87 Biltmore Dr	0.67mi	2/2.0	1,120 (-2%)	16mo	$285,000	$254	53
144 Cypress Holw	0.74mi	2/2.0	1,140 (+0%)	15mo	$295,000	$259	53
218 Barefoot Ln #101	0.71mi	2/2.0	1,204 (+6%)	17mo	$390,000	$324	43

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: -16.9%
• Equity multiple: 0.38×
• Total profit: $-59,048
• Equity at exit: $50,550

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-12,540
• Equity at exit: $29,313

Cash invested: $94,927 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,559 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$254 /mo · $3,054/yr
• Insurance: −$141
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-277

Break-even live

Break-even rent $2,910

Max offer price $290,075

Occupancy floor —

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: $84,756
• Closing costs: $10,171
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	13d	1	0.20mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	21d	1	1.16mi

Listing history 24 events

1. 2026-06-18
   days on market $339,024 Active 44 DOM
2. 2026-06-17
   days on market $339,024 Active 43 DOM
3. 2026-06-16
   days on market $339,024 Active 42 DOM
4. 2026-06-15
   days on market $339,024 Active 41 DOM
5. 2026-06-14
   days on market $339,024 Active 39 DOM
6. 2026-06-13
   days on market $339,024 Active 38 DOM
7. 2026-06-10
   days on market $339,024 Active 36 DOM
8. 2026-06-09
   days on market $339,024 Active 35 DOM
9. 2026-06-08
   days on market $339,024 Active 34 DOM
10. 2026-06-07
    days on market $339,024 Active 33 DOM
11. 2026-06-05
    days on market $339,024 Active 30 DOM
12. 2026-06-03
    days on market $339,024 Active 29 DOM
13. 2026-06-03
    price $339,024 Active 28 DOM
14. 2026-06-02
    days on market $345,000 Active 28 DOM

    Show marketing remark (732 chars)

    Looking for a welcoming place to call home? This delightful two-bedroom, two-bathroom is tucked into a vibrant neighborhood brimming with amenities and friendly faces. With thoughtful design and modern touches throughout, moving in is as effortless as unpacking your suitcase! This recently renovated space blends style and functionality creating a warm and inviting environment perfect for relaxing or entertaining friends. • Bedrooms: Two roomy bedrooms with plenty of closet space • Renovation: Everything is fresh and new--just waiting for you! • Neighborhood: Friendly, lively, and loaded with amenities New water heater in 2025; New roof in 2021; New SS Appliances in 2023; New flooring in 2022; NO CARPET!

15. 2026-06-01
    days on market $345,000 Active 27 DOM
16. 2026-05-31
    days on market $345,000 Active 26 DOM
17. 2026-05-30
    days on market $345,000 Active 25 DOM
18. 2026-05-05
    listed $345,000 Active 734-char remark

    Show marketing remark (732 chars)

    Looking for a welcoming place to call home? This delightful two-bedroom, two-bathroom is tucked into a vibrant neighborhood brimming with amenities and friendly faces. With thoughtful design and modern touches throughout, moving in is as effortless as unpacking your suitcase! This recently renovated space blends style and functionality creating a warm and inviting environment perfect for relaxing or entertaining friends. • Bedrooms: Two roomy bedrooms with plenty of closet space • Renovation: Everything is fresh and new--just waiting for you! • Neighborhood: Friendly, lively, and loaded with amenities New water heater in 2025; New roof in 2021; New SS Appliances in 2023; New flooring in 2022; NO CARPET!

19. 2026-05-05
    listed $345,000 Active 732-char remark

    Show marketing remark (732 chars)

    Looking for a welcoming place to call home? This delightful two-bedroom, two-bathroom is tucked into a vibrant neighborhood brimming with amenities and friendly faces. With thoughtful design and modern touches throughout, moving in is as effortless as unpacking your suitcase! This recently renovated space blends style and functionality creating a warm and inviting environment perfect for relaxing or entertaining friends. • Bedrooms: Two roomy bedrooms with plenty of closet space • Renovation: Everything is fresh and new--just waiting for you! • Neighborhood: Friendly, lively, and loaded with amenities New water heater in 2025; New roof in 2021; New SS Appliances in 2023; New flooring in 2022; NO CARPET!

20. 2012-11-07
    soldstatus $131,500
21. 2012-11-05
    soldstatus $131,500

    Show marketing remark (282 chars)

    Desirable Azalea model that is a delight to show. One of the best locations in Sun City. Cul-de-sac street. Light, bright and lots of windows. Techshield, ceiling fans, raised vanities. Landscaped private view. Used only as second home. Beaufort Cty lower taxes. Shows beautifully!

22. 2012-08-20
    listed $136,900

    Show marketing remark (282 chars)

    Desirable Azalea model that is a delight to show. One of the best locations in Sun City. Cul-de-sac street. Light, bright and lots of windows. Techshield, ceiling fans, raised vanities. Landscaped private view. Used only as second home. Beaufort Cty lower taxes. Shows beautifully!

23. 2011-12-05
    listed $136,900
24. 2010-03-08
    listed $149,900

ⓘ 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: $3,054 · $254/mo
• Projected year-2 tax: $3,054 · $254/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 · 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: $30,710
• − Mortgage interest: −$18,991
• − Property taxes: −$3,054
• − Insurance: −$3,198
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − Depreciation: −$9,863
• Taxable loss: −$9,308
• Est. tax savings @ 24.0%: +$2,234
• After-tax cash flow: $-1,091/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

+126.2% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $339,024 RSMLS
• 2026-06-02 Price Changed $339,024 LRMLS
• 2026-05-05 Listed $345,000 RSMLS
• 2026-05-05 Listed $345,000 LRMLS
• 2012-11-07 Sold (Public Records) $131,500 Public Records
• 2012-11-05 Sold (MLS) $131,500 RSMLS
• 2012-08-20 Listed $136,900 RSMLS
• 2011-12-05 Listed $136,900 RSMLS
• 2010-03-08 Listed $149,900 RSMLS

Property tax history

+14.6%/yr

Latest (2025): $3,054 · +1.7% YoY. Source: county tax records.