52 Pollen Dr · Ridgeland, SC 29936

$318,490

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 28 Days on market

Built 2026 Good condition 6,970 sqft lot Est $322k · at est. $58/mo HOA · 2% of rent

---

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 +8.0/15.0
• Cash flow +7.7/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction.

Key facts

• Walk-in closet
• Spacious kitchen
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Trails in the community

Exterior

• Parking: 2-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story; New construction, never occupied; Freeport builder model
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Paved driveway; Patio

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Microwave; Self-cleaning oven; Pantry
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Attic access; Carbon monoxide detector; Main-level primary bedroom; Multiple closets; Smooth ceilings; Smart thermostat; Pantry; Unfurnished
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (24.8% below list).
• Recommended offer: $240k (24.8% 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: crime D-, 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.
• Zoned schools: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 students, 100% FRL); Hardeeville-Ridgeland Middle (math 8% / reading 17%); Ridgeland Secondary Academy of Excellence (math 17% / reading 57%, grade F, #183 of 196 statewide, top 94%, 639 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 358 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,396/mo this rent would consume 59% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,639 (24.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.91%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $321,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Veil Dr	0.09mi	4/2.0	1,497 (0%)	1mo	$321,300	$215	95
7 Pollen Dr	0.13mi	4/2.0	1,497 (0%)	1mo	$317,490	$212	93
78 Veil Dr	0.14mi	4/2.0	1,497 (0%)	1mo	$319,490	$213	92
29 Bottom Board Ct	0.21mi	4/2.0	1,497 (0%)	4mo	$333,490	$223	87
22 Bottom Board Ct	0.19mi	4/2.0	1,497 (0%)	7mo	$331,490	$221	85
62 Veil Dr	0.13mi	3/2.0 (-1)	1,518 (+1%)	2mo	$313,490	$207	85
49 Bottom Board Ct	0.25mi	4/2.0	1,497 (0%)	4mo	$317,490	$212	85
17 Bottom Board Ct	0.19mi	4/2.0	1,497 (0%)	8mo	$331,490	$221	85
21 Veil Dr	0.25mi	4/2.0	1,497 (0%)	9mo	$326,990	$218	81
5 Veil Dr	0.30mi	4/2.0	1,497 (0%)	9mo	$328,490	$219	79
97 Ridgeland Lakes Dr	0.27mi	3/2.0 (-1)	1,540 (+3%)	1mo	$325,000	$211	76
14 Virginia Pne	0.19mi	3/2.5 (-1)	1,700 (+14%)	6mo	$320,000	$188	56

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $150,228
• Equity at exit: $286,921

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $460,863
• Equity at exit: $618,756

Cash invested: $89,177 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,670
• Tax est. 1.5%: −$398 /mo · $4,777/yr
• Insurance: −$133
• HOA: −$58
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-366

Break-even live

Break-even rent $2,860

Max offer price $265,549

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-256	+0% $-366	+5% $-476	+10% $-586
Rent	-10% $-555	-5% $-461	+0% $-366	+5% $-271	+10% $-177
Rate	-1.0pp $-205	-0.5pp $-285	base $-366	+0.5pp $-448	+1.0pp $-532

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: $79,622
• Closing costs: $9,555
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 17 events

1. 2026-06-15
   remarks 675-char remark
2. 2026-06-15
   statuslisting id $318,490 Pending 28 DOM
3. 2026-06-15
   days on market $318,490 Active 28 DOM
4. 2026-06-14
   days on market $318,490 Active 26 DOM
5. 2026-06-13
   days on market $318,490 Active 25 DOM
6. 2026-06-10
   days on market $318,490 Active 23 DOM
7. 2026-06-09
   days on market $318,490 Active 22 DOM
8. 2026-06-08
   days on market $318,490 Active 21 DOM
9. 2026-06-07
   days on market $318,490 Active 20 DOM
10. 2026-06-03
    days on market $318,490 Active 16 DOM
11. 2026-06-02
    days on market $318,490 Active 15 DOM
12. 2026-06-01
    days on market $318,490 Active 14 DOM
13. 2026-05-31
    days on market $318,490 Active 13 DOM
14. 2026-05-30
    days on market $318,490 Active 12 DOM
15. 2026-05-18
    listed $318,490 Active
16. 2026-05-17
    listed $318,490 Active 811-char remark

    Show marketing remark (811 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction.

17. 2026-05-05
    listed $318,490 Active 1365-char remark

    Show marketing remark (1365 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Welcome to the Freeport - a thoughtfully designed and well-balanced 4-bedroom, 2-bathroom home offering 1,497 square feet of easy, single-story living at The Groves at Bees Creek. With its clean lines, modern layout, and approachable price point, the Freeport is ideal for those seeking low-maintenance living without sacrificing space or style. Step inside and you'll find a split-bedroom layout that maximizes privacy and functionality. The primary suite is tucked toward the rear of the home with a spacious walk-in closet and dual-sink vanity, creating a peaceful retreat from the other three bedrooms. The heart of the home is the open-concept great room, seamlessly flowing into the kitchen and dining area-perfect for casual meals or lively gatherings. A large island offers extra prep space and seating, while the walk-in pantry keeps your kitchen stocked and tidy. Step out back to enjoy the covered patio-ideal for unwinding at the end of the day. A two-car garage adds convenience and storage, rounding out this smart and stylish floor plan. Whether you're a first-time buyer, downsizer, or simply looking for more value in Ridgeland, the Freeport is your key to a fresh start in a welcoming community.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 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: $28,757
• − Mortgage interest: −$17,840
• − Property taxes: −$4,777
• − Insurance: −$1,592
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − HOA: −$696
• − Depreciation: −$9,265
• Taxable loss: −$10,016
• Est. tax savings @ 24.0%: +$2,404
• After-tax cash flow: $-1,987/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a good layout and well-maintained exterior. It has a good resale and rental value with minor updates that could further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add a small outdoor seating area — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a small outdoor seating area — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $318,490 RSMLS
• 2026-05-17 Listed $318,490 LRMLS
• 2026-05-05 Listed $318,490 Zillow