86 Rudy Dr · Hardeeville, SC 29927

$309,900

3 bd · 2.0 ba · 1,182 sqft · SingleFamily · 203 Days on market

Built 2023 0.32 ac lot Est $278k · 12% over ↓ 8% since listing

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Why this score? — see what drove the F 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
• Cash flow +7.4/30.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +2.3/15.0
• Rent growth +2.1/5.0
• DSCR +1.5/10.0
• Schools +1.4/10.0

Listing remarks MLS

THE BEST VALUE & LOCATION IN THE LOWCOUNTRY! WELCOME TO JAMESTOWN ESTATES! Charming 3 Bedroom Cottage offers one story living complete with 3 bedrooms and 2 full baths. Covered front porch, back patio and Spacious Wooded lot offers outdoor living at it's finest. Kitchen with ample cabinetry complete with stainless appliances and pantry is open to spacious living room. Primary bedroom includes LARGE walk-in closet, double vanity bath and walk in shower. Two privately located bedrooms are serviced by a full hall bath. Storage abounds with an outdoor area conveniently located off the covered front porch and 2 spacious hall closets. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction.

Key facts

• Covered front porch
• Security cameras
• Ample cabinetry

Tags

• COVERED FRONT PORCH
• BACK PATIO
• PRIVATE FENCED-IN WOODED LOT
• AMPLE CABINETRY
• STAINLESS STEEL APPLIANCES
• SECURITY CAMERAS

Property features AI

Exterior

• Parking: Driveway
• Security: Security system; Smoke detector(s)
• Utilities: Public water
• Home design: Single-story home
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Front porch; Has a view

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main level primary bedroom; Smooth ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (26.9% below list).
• Recommended offer: $226k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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: Rents soft (-1.7%/yr); 503 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $266k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,487 (26.9% 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 203 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.73% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $277,770
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Rudy Dr	0.06mi	3/2.0	1,256 (+6%)	8mo	$295,000	$235	80
612 Rudy Dr	0.06mi	3/2.0	1,280 (+8%)	14mo	$290,000	$227	72

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.57×
• Total profit: $136,555
• Equity at exit: $279,182

10-year hold

• IRR: 17.4%
• Equity multiple: 5.73×
• Total profit: $410,550
• Equity at exit: $602,068

Cash invested: $86,772 (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 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 503
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$438 /mo · $5,253/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-403

Break-even live

Break-even rent $2,775

Max offer price $238,750

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $309,900 Active 203 DOM
2. 2026-06-17
   days on market $309,900 Active 202 DOM
3. 2026-06-16
   days on market $309,900 Active 201 DOM
4. 2026-06-15
   days on market $309,900 Active 200 DOM
5. 2026-06-14
   days on market $309,900 Active 198 DOM
6. 2026-06-13
   days on market $309,900 Active 197 DOM
7. 2026-06-10
   days on market $309,900 Active 195 DOM
8. 2026-06-09
   days on market $309,900 Active 194 DOM
9. 2026-06-09
   remarks 687-char remark
10. 2026-06-08
    days on market $309,900 Active 193 DOM
11. 2026-06-07
    days on market $309,900 Active 192 DOM
12. 2026-06-03
    days on market $309,900 Active 188 DOM
13. 2026-06-02
    days on market $309,900 Active 187 DOM
14. 2026-06-01
    days on market $309,900 Active 186 DOM
15. 2026-05-31
    days on market $309,900 Active 185 DOM
16. 2026-05-30
    days on market $309,900 Active 184 DOM
17. 2026-05-04
    status Active
18. 2026-03-25
    price $309,900
19. 2025-12-09
    price $312,000
20. 2025-11-06
    listed $319,700 Active
21. 2023-09-27
    soldstatus $265,990 Closed 796-char remark

    Show marketing remark (796 chars)

    THE BEST VALUE & LOCATION IN THE LOWCOUNTRY! WELCOME TO JAMESTOWN ESTATES! Charming 3 Bedroom Cottage offers one story living complete with 3 bedrooms and 2 full baths. Covered front porch, back patio and Spacious Wooded lot offers outdoor living at it's finest. Kitchen with ample cabinetry complete with stainless appliances and pantry is open to spacious living room. Primary bedroom includes LARGE walk-in closet, double vanity bath and walk in shower. Two privately located bedrooms are serviced by a full hall bath. Storage abounds with an outdoor area conveniently located off the covered front porch and 2 spacious hall closets. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction.

22. 2023-07-13
    status Pending 796-char remark

    Show marketing remark (796 chars)

    THE BEST VALUE & LOCATION IN THE LOWCOUNTRY! WELCOME TO JAMESTOWN ESTATES! Charming 3 Bedroom Cottage offers one story living complete with 3 bedrooms and 2 full baths. Covered front porch, back patio and Spacious Wooded lot offers outdoor living at it's finest. Kitchen with ample cabinetry complete with stainless appliances and pantry is open to spacious living room. Primary bedroom includes LARGE walk-in closet, double vanity bath and walk in shower. Two privately located bedrooms are serviced by a full hall bath. Storage abounds with an outdoor area conveniently located off the covered front porch and 2 spacious hall closets. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction.

23. 2023-07-10
    listed $265,990 Active 796-char remark

    Show marketing remark (796 chars)

    THE BEST VALUE & LOCATION IN THE LOWCOUNTRY! WELCOME TO JAMESTOWN ESTATES! Charming 3 Bedroom Cottage offers one story living complete with 3 bedrooms and 2 full baths. Covered front porch, back patio and Spacious Wooded lot offers outdoor living at it's finest. Kitchen with ample cabinetry complete with stainless appliances and pantry is open to spacious living room. Primary bedroom includes LARGE walk-in closet, double vanity bath and walk in shower. Two privately located bedrooms are serviced by a full hall bath. Storage abounds with an outdoor area conveniently located off the covered front porch and 2 spacious hall closets. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction.

24. 2023-07-10
    listed $265,990 Active

    Show marketing remark (796 chars)

    THE BEST VALUE & LOCATION IN THE LOWCOUNTRY! WELCOME TO JAMESTOWN ESTATES! Charming 3 Bedroom Cottage offers one story living complete with 3 bedrooms and 2 full baths. Covered front porch, back patio and Spacious Wooded lot offers outdoor living at it's finest. Kitchen with ample cabinetry complete with stainless appliances and pantry is open to spacious living room. Primary bedroom includes LARGE walk-in closet, double vanity bath and walk in shower. Two privately located bedrooms are serviced by a full hall bath. Storage abounds with an outdoor area conveniently located off the covered front porch and 2 spacious hall closets. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction.

25. 2023-03-14
    soldstatus $2,827,000
26. 2023-03-13
    soldstatus $2,000,000
27. 2007-01-30
    soldstatus $336,000

ⓘ 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: $5,253 · $438/mo
• Projected year-2 tax: $5,253 · $438/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $27,178
• − Mortgage interest: −$17,359
• − Property taxes: −$5,253
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$9,015
• Taxable loss: −$10,347
• Est. tax savings @ 24.0%: +$2,483
• After-tax cash flow: $-2,350/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 — 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: Jasper County · 26,362 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

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: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• 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

-7.8% since first listed

11 events — show timeline

• 2026-05-04 Relisted — RSMLS
• 2026-03-25 Price Changed $309,900 RSMLS
• 2025-12-09 Price Changed $312,000 RSMLS
• 2025-11-06 Listed $319,700 RSMLS
• 2023-09-27 Sold (MLS) $265,990 LRMLS
• 2023-07-13 Pending — LRMLS
• 2023-07-10 Listed $265,990 RSMLS
• 2023-07-10 Listed $265,990 LRMLS
• 2023-03-14 Sold (Public Records) $2,827,000 Public Records
• 2023-03-13 Sold (Public Records) $2,000,000 Public Records
• 2007-01-30 Sold (Public Records) $336,000 Public Records

Property tax history

+39.3%/yr

Latest (2024): $5,253 · +1809.9% YoY. Source: county tax records.