11 Candlelight Rd · Hardeeville, SC 29909

$439,000

2 bd · 2.0 ba · 1,868 sqft · SingleFamily public records · 161 Days on market

Built 2005 0.34 ac lot $235/sqft · 15% below area Est $519k · 15% 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).

• ARV discount +14.4/15.0
• Cash flow +8.8/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been dreaming about retiring to a warm, welcoming community where life feels easy and active, this Pelican Model in Sun City Hilton Head is a wonderful place to start. Located in this highly sought-after 55+ active adult community, the home sits on a wide lot with generous, expandable side yards, offering privacy, flexibility, and room to personalize your outdoor space. Inside, the open-concept floor plan feels bright and inviting, perfect for both everyday living and entertaining friends and family. The home offers 2 bedrooms, 2 full bathrooms, plus a flex room/office, ideal for hobbies, working from home, or accommodating guests. The spacious kitchen anchors the home and flows seamlessly through the dining and living areas, with views straight out through double sliding glass

Key facts

• Private backyard
• Spacious kitchen
• Flex room

Tags

• WIDE LOT
• EXPANDABLE SIDE YARDS
• OPEN-CONCEPT FLOOR PLAN
• FLEX ROOM
• SPACIOUS KITCHEN
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (35.8% below list).
• Recommended offer: $282k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 37% 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 $3k of loan paydown is wiped out by about $13k 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 161 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $230k; list at $439k implies a 91% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,790 (35.8% 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. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 13.0

CMA / ARV

• ARV (median comp): $518,870
• List price: $439,000
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Candlelight Ln	0.07mi	2/2.0	1,835 (-2%)	6mo	$395,000	$215	89
31 Rose Bush Ln	0.34mi	2/2.0	1,840 (-2%)	5mo	$485,000	$264	77
35 Wendover Ct	0.07mi	2/2.0	2,090 (+12%)	7mo	$540,000	$258	71
102 Landing Ln	0.20mi	3/2.0 (+1)	2,090 (+12%)	4mo	$535,000	$256	62
12 Lichen Ln	0.54mi	3/2.0 (+1)	1,852 (-1%)	7mo	$450,000	$243	62
26 Lacebark Ln	0.67mi	2/2.0	1,996 (+7%)	5mo	$435,000	$218	53
652 Cypress Hills Dr	0.45mi	2/2.0	2,094 (+12%)	8mo	$510,000	$244	53
32 Penny Creek Dr	0.54mi	2/2.0	2,094 (+12%)	7mo	$520,000	$248	49
73 Cypress Holw	0.69mi	2/2.0	1,678 (-10%)	2mo	$416,000	$248	49
16 Fairforest Ln	0.68mi	2/2.0	2,076 (+11%)	3mo	$405,000	$195	48
131 Cypress Run	0.57mi	3/2.0 (+1)	1,652 (-12%)	6mo	$375,000	$227	44
65 Cypress Holw	0.67mi	2/2.0	1,614 (-14%)	7mo	$344,000	$213	40

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: -17.7%
• Equity multiple: 0.35×
• Total profit: $-79,607
• Equity at exit: $65,456

10-year hold

• IRR: -3.3%
• Equity multiple: 0.74×
• Total profit: $-32,264
• Equity at exit: $37,957

Cash invested: $122,920 (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: 657
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,818 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-363

Break-even live

Break-even rent $3,278

Max offer price $374,841

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-239	+0% $-363	+5% $-487	+10% $-612
Rent	-10% $-586	-5% $-474	+0% $-363	+5% $-252	+10% $-141
Rate	-1.0pp $-142	-0.5pp $-252	base $-363	+0.5pp $-477	+1.0pp $-593

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Candlelight Ln Bluffton, SC	2.0	2.0	2189	$3,000	$1.37	15d	1	0.02mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	0.29mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	23d	1	0.74mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.22mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	45d	1	1.37mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	15d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $439,000 Active 161 DOM
2. 2026-06-18
   days on market $439,000 Active 158 DOM
3. 2026-06-17
   days on market $439,000 Active 157 DOM
4. 2026-06-16
   days on market $439,000 Active 156 DOM
5. 2026-06-15
   days on market $439,000 Active 155 DOM
6. 2026-06-14
   days on market $439,000 Active 153 DOM
7. 2026-06-13
   days on market $439,000 Active 152 DOM
8. 2026-06-10
   days on market $439,000 Active 150 DOM
9. 2026-06-09
   days on market $439,000 Active 149 DOM
10. 2026-06-08
    days on market $439,000 Active 148 DOM
11. 2026-06-07
    days on market $439,000 Active 147 DOM
12. 2026-06-05
    days on market $439,000 Active 144 DOM
13. 2026-06-03
    days on market $439,000 Active 143 DOM
14. 2026-06-02
    days on market $439,000 Active 142 DOM
15. 2026-06-01
    days on market $439,000 Active 141 DOM
16. 2026-05-31
    days on market $439,000 Active 140 DOM
17. 2026-02-12
    price $439,000 798-char remark

    Show marketing remark (798 chars)

    If you've been dreaming about retiring to a warm, welcoming community where life feels easy and active, this Pelican Model in Sun City Hilton Head is a wonderful place to start. Located in this highly sought-after 55+ active adult community, the home sits on a wide lot with generous, expandable side yards, offering privacy, flexibility, and room to personalize your outdoor space. Inside, the open-concept floor plan feels bright and inviting, perfect for both everyday living and entertaining friends and family. The home offers 2 bedrooms, 2 full bathrooms, plus a flex room/office, ideal for hobbies, working from home, or accommodating guests. The spacious kitchen anchors the home and flows seamlessly through the dining and living areas, with views straight out through double sliding glass

18. 2026-02-11
    price $439,000 1995-char remark

    Show marketing remark (1995 chars)

    If you've bеen drеamіng аbout retirіng tο a warm, welcoming community whеrе life feels easy and active, this Pelican Model in Sun City Hilton Head is a wonderful place to start. Located in this highly sought-after 55+ active adult community, the home sits on a wide lot with generous, expandable side yards, offering privacy, flexibility, and room to personalize your outdoor space. Inside, the open-concept floor plan feels bright and inviting, perfect for both everyday living and entertaining friends and family. The home offers 2 bedrooms, 2 full bathrooms, plus a flex room/office, ideal for hobbies, working from home, or accommodating guests. The spacious kitchen anchors the home and flows seamlessly through the dining and living areas, with views straight out through double sliding glass doors to the private backyard-a peaceful spot to enjoy your morning coffee or unwind at the end of the day. The extended primary suite is a true retreat, featuring a bay window that fills the room with natural light, an en-suite bathroom, and extra-large closet space. Everything you need is thoughtfully laid out for comfort and convenience. One of the best parts? Location. This home is centrally located near Hidden Cypress Golf Course, the Amenity Center, outdoor pool, fitness center, and nature trails, making it easy to stay active and connected. Sun City Hilton Head offers an unmatched lifestyle with 150+ clubs and groups, championship golf, pickleball, tennis, dog parks, social events, and endless recreational opportunities. And exciting things are on the horizon-a coming-soon multi-million-dollar, resort-style amenity center featuring one of the largest outdoor pools in the area, elevating the lifestyle even further. This home is ready for your personal touches and offers the chance to truly embrace Southern Lowcountry living in one of the most desirable retirement communities in the region. Don't miss this opportunity to make Sun City Hilton Head your next chapter.

19. 2026-01-11
    price $449,000 1995-char remark

    Show marketing remark (1995 chars)

    If you've bеen drеamіng аbout retirіng tο a warm, welcoming community whеrе life feels easy and active, this Pelican Model in Sun City Hilton Head is a wonderful place to start. Located in this highly sought-after 55+ active adult community, the home sits on a wide lot with generous, expandable side yards, offering privacy, flexibility, and room to personalize your outdoor space. Inside, the open-concept floor plan feels bright and inviting, perfect for both everyday living and entertaining friends and family. The home offers 2 bedrooms, 2 full bathrooms, plus a flex room/office, ideal for hobbies, working from home, or accommodating guests. The spacious kitchen anchors the home and flows seamlessly through the dining and living areas, with views straight out through double sliding glass doors to the private backyard-a peaceful spot to enjoy your morning coffee or unwind at the end of the day. The extended primary suite is a true retreat, featuring a bay window that fills the room with natural light, an en-suite bathroom, and extra-large closet space. Everything you need is thoughtfully laid out for comfort and convenience. One of the best parts? Location. This home is centrally located near Hidden Cypress Golf Course, the Amenity Center, outdoor pool, fitness center, and nature trails, making it easy to stay active and connected. Sun City Hilton Head offers an unmatched lifestyle with 150+ clubs and groups, championship golf, pickleball, tennis, dog parks, social events, and endless recreational opportunities. And exciting things are on the horizon-a coming-soon multi-million-dollar, resort-style amenity center featuring one of the largest outdoor pools in the area, elevating the lifestyle even further. This home is ready for your personal touches and offers the chance to truly embrace Southern Lowcountry living in one of the most desirable retirement communities in the region. Don't miss this opportunity to make Sun City Hilton Head your next chapter.

20. 2026-01-11
    listed $455,000 Active 1995-char remark

    Show marketing remark (1995 chars)

    If you've bеen drеamіng аbout retirіng tο a warm, welcoming community whеrе life feels easy and active, this Pelican Model in Sun City Hilton Head is a wonderful place to start. Located in this highly sought-after 55+ active adult community, the home sits on a wide lot with generous, expandable side yards, offering privacy, flexibility, and room to personalize your outdoor space. Inside, the open-concept floor plan feels bright and inviting, perfect for both everyday living and entertaining friends and family. The home offers 2 bedrooms, 2 full bathrooms, plus a flex room/office, ideal for hobbies, working from home, or accommodating guests. The spacious kitchen anchors the home and flows seamlessly through the dining and living areas, with views straight out through double sliding glass doors to the private backyard-a peaceful spot to enjoy your morning coffee or unwind at the end of the day. The extended primary suite is a true retreat, featuring a bay window that fills the room with natural light, an en-suite bathroom, and extra-large closet space. Everything you need is thoughtfully laid out for comfort and convenience. One of the best parts? Location. This home is centrally located near Hidden Cypress Golf Course, the Amenity Center, outdoor pool, fitness center, and nature trails, making it easy to stay active and connected. Sun City Hilton Head offers an unmatched lifestyle with 150+ clubs and groups, championship golf, pickleball, tennis, dog parks, social events, and endless recreational opportunities. And exciting things are on the horizon-a coming-soon multi-million-dollar, resort-style amenity center featuring one of the largest outdoor pools in the area, elevating the lifestyle even further. This home is ready for your personal touches and offers the chance to truly embrace Southern Lowcountry living in one of the most desirable retirement communities in the region. Don't miss this opportunity to make Sun City Hilton Head your next chapter.

21. 2025-12-17
    listed $445,000 Active 798-char remark

    Show marketing remark (798 chars)

    If you've been dreaming about retiring to a warm, welcoming community where life feels easy and active, this Pelican Model in Sun City Hilton Head is a wonderful place to start. Located in this highly sought-after 55+ active adult community, the home sits on a wide lot with generous, expandable side yards, offering privacy, flexibility, and room to personalize your outdoor space. Inside, the open-concept floor plan feels bright and inviting, perfect for both everyday living and entertaining friends and family. The home offers 2 bedrooms, 2 full bathrooms, plus a flex room/office, ideal for hobbies, working from home, or accommodating guests. The spacious kitchen anchors the home and flows seamlessly through the dining and living areas, with views straight out through double sliding glass

22. 2005-09-30
    soldstatus $230,135

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $2,502 · $209/mo
• Expected delta: +$1,251/yr (+$104/mo · 100.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 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: $33,815
• − Mortgage interest: −$24,591
• − Property taxes: −$1,251
• − Insurance: −$2,195
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$12,771
• Taxable loss: −$12,403
• Est. tax savings @ 24.0%: +$2,977
• After-tax cash flow: $-1,382/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

+90.8% since first listed

6 events — show timeline

• 2026-02-12 Price Changed $439,000 LRMLS
• 2026-02-11 Price Changed $439,000 RSMLS
• 2026-01-11 Price Changed $449,000 RSMLS
• 2026-01-11 Listed $455,000 RSMLS
• 2025-12-17 Listed $445,000 LRMLS
• 2005-09-30 Sold (Public Records) $230,135 Public Records

Property tax history

+4.3%/yr

Latest (2024): $1,251 · -0.0% YoY. Source: county tax records.