55 Pollen Dr · Ridgeland, SC 29936

$299,990

3 bd · 2.0 ba · 1,249 sqft · SingleFamily · 29 Days on market

Built 2026 Est $300k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks

The property is located at 55 POLLEN DRIVE RIDGELAND SC 29936 priced at 299990, the square foot and stories are 1249, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

Key facts

• 2 garage spots
• Built 2026
• Listed 29 days

Property features AI

Finance

• Other: Address: 55 Pollen Dr, Ridgeland, SC 29936; Listing provided by Zillow
• Financial info: List price $308,990

Exterior

• Home design: Single-family residence (Downing plan)
• Exterior features: Living area of 1,249 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Downing plan); Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (30.3% below list).
• Recommended offer: $209k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Jasper 01 (rural): math 12% / reading 22% proficiency, ranked #77 of 80 in SC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 358 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,091/mo this rent would consume 51% of the median local household income ($49k/yr) (locally 395% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,088 (30.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $299,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Bottom Board Ct	0.14mi	3/2.0	1,249 (0%)	5mo	$319,490	$256	90
34 Veil Dr	0.11mi	3/2.0	1,249 (0%)	7mo	$309,990	$248	89
17 Veil Dr	0.05mi	3/2.0	1,257 (+1%)	9mo	$317,990	$253	89
66 Veil Dr	0.23mi	3/2.0	1,249 (0%)	1mo	$299,990	$240	89
25 Bottom Board Ct	0.18mi	3/2.0	1,249 (0%)	4mo	$298,990	$239	88
37 Bottom Board Ct	0.21mi	3/2.0	1,249 (0%)	3mo	$307,990	$247	88
82 Veil Dr	0.24mi	3/2.0	1,249 (0%)	1mo	$299,990	$240	87
295 Ridgeland Lakes Dr	0.33mi	3/2.0	1,333 (+7%)	15mo	$315,000	$236	61
96 Allen Dr	0.54mi	4/2.0 (+1)	1,308 (+5%)	13mo	$284,600	$218	51
592 Old House Rd	0.44mi	3/1.5	1,359 (+9%)	14mo	$215,000	$158	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $136,577
• Equity at exit: $270,255

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $423,364
• Equity at exit: $582,815

Cash invested: $83,997 (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 29936

• Home prices YoY: 33.1%
• Active inventory: 358
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-421

Break-even live

Break-even rent $2,624

Max offer price $239,017

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-318	+0% $-421	+5% $-525	+10% $-629
Rent	-10% $-587	-5% $-504	+0% $-421	+5% $-339	+10% $-256
Rate	-1.0pp $-270	-0.5pp $-345	base $-421	+0.5pp $-499	+1.0pp $-578

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $299,990 Active 29 DOM
2. 2026-06-17
   days on market $299,990 Active 28 DOM
3. 2026-06-16
   price $299,990 Active 27 DOM
4. 2026-06-16
   days on market $308,990 Active 27 DOM
5. 2026-06-15
   days on market $308,990 Active 26 DOM
6. 2026-06-14
   days on market $308,990 Active 24 DOM
7. 2026-06-13
   days on market $308,990 Active 23 DOM
8. 2026-06-10
   days on market $308,990 Active 21 DOM
9. 2026-06-09
   days on market $308,990 Active 20 DOM
10. 2026-06-08
    days on market $308,990 Active 19 DOM
11. 2026-06-07
    days on market $308,990 Active 18 DOM
12. 2026-06-03
    days on market $308,990 Active 14 DOM
13. 2026-06-02
    days on market $308,990 Active 13 DOM
14. 2026-06-01
    days on market $308,990 Active 12 DOM
15. 2026-05-31
    days on market $308,990 Active 11 DOM
16. 2026-05-30
    days on market $308,990 Active 10 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,091
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$8,727
• Taxable loss: −$10,455
• Est. tax savings @ 24.0%: +$2,509
• After-tax cash flow: $-2,547/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: Jasper 01
• NCES district ID: 4502520
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $37,878
• Composite: 14.23/100
• National rank: #9450
• State rank: #77 of 80 in SC

Livability — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jasper County · 26,362 people
• City population: 14,989
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 14,989
• Household income: $48,986
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 395.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 34,428 people
• By 2030: 37,718 · +9.6%
• By 2040: 44,061 · +28.0%
• By 2050: 50,302 · +46.1%
• By 2075: 66,869 · +94.2%
• By 2100: 110,455 · +220.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+9.6) · D 44.7% · R 54.3% · Other 1.0%
• 2008→2024 swing: -32.5pp toward R · 2008: 22.9pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: D+0.8 2016: D+11.9 2012: D+15.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 88.70%
• Current HPI: 356.5493
• Rent YoY: —
• 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