103 Pollen Dr · Ridgeland, SC 29936

$360,490

4 bd · 2.5 ba · 1,927 sqft · SingleFamily · 39 Days on market

Built 2026 0.27 ac lot Est $378k · at est. ↓ 11% since listing

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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 +9.5/15.0
• Cash flow +7.2/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• 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

• 0.27 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community trails

Exterior

• Parking: Driveway; Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water
• Home design: Two-story home; New construction, never occupied; Model: Aisle
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Paved driveway; Patio

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Self-cleaning oven; Pantry
• Bedrooms: Primary on main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• 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/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (30.0% below list).
• Recommended offer: $252k (30.0% 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 $2,523/mo this rent would consume 62% 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 $39k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $252,277 (30.0% 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 39 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $377,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Veil Dr	0.03mi	4/2.5	1,927 (0%)	2mo	$345,990	$180	97
30 Bottom Board Ct	0.08mi	4/2.5	1,927 (0%)	1mo	$351,490	$182	95
13 Bottom Board Ct	0.02mi	4/2.5	1,927 (0%)	6mo	$371,490	$193	94
9 Veil Dr	0.12mi	4/2.5	1,927 (0%)	3mo	$343,490	$178	92
21 Bottom Board Ct	0.04mi	4/2.0	1,774 (-8%)	0mo	$352,300	$199	83
94 Veil Dr	0.08mi	4/2.0	1,774 (-8%)	0mo	$351,990	$198	81
74 Veil Dr	0.08mi	4/2.0	1,774 (-8%)	3mo	$355,490	$200	79
54 Bottom Board Ct	0.08mi	4/2.0	1,774 (-8%)	4mo	$347,490	$196	78
78 Bottom Board Ct	0.08mi	4/2.0	1,774 (-8%)	4mo	$354,490	$200	78
156 Red Pine Rd	0.31mi	3/2.5 (-1)	1,830 (-5%)	2mo	$342,500	$187	70
14 Virginia Pne	0.21mi	3/2.5 (-1)	1,700 (-12%)	6mo	$320,000	$188	60
2641 Bees Creek Rd	0.67mi	3/2.0 (-1)	2,069 (+7%)	6mo	$689,000	$333	44

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $164,635
• Equity at exit: $324,758

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $509,855
• Equity at exit: $700,353

Cash invested: $100,937 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$1,890
• Tax est. 1.5%: −$451 /mo · $5,407/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-498

Break-even live

Break-even rent $3,154

Max offer price $288,389

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-374	+0% $-498	+5% $-623	+10% $-747
Rent	-10% $-698	-5% $-598	+0% $-498	+5% $-399	+10% $-299
Rate	-1.0pp $-317	-0.5pp $-407	base $-498	+0.5pp $-592	+1.0pp $-687

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: $90,122
• Closing costs: $10,815
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $360,490 Active 39 DOM
2. 2026-06-17
   days on market $360,490 Active 38 DOM
3. 2026-06-16
   days on market $360,490 Active 37 DOM
4. 2026-06-15
   days on market $360,490 Active 36 DOM
5. 2026-06-14
   days on market $360,490 Active 34 DOM
6. 2026-06-13
   days on market $360,490 Active 33 DOM
7. 2026-06-10
   days on market $360,490 Active 31 DOM
8. 2026-06-09
   days on market $360,490 Active 30 DOM
9. 2026-06-08
   days on market $360,490 Active 29 DOM
10. 2026-06-07
    days on market $360,490 Active 28 DOM
11. 2026-06-03
    days on market $360,490 Active 24 DOM
12. 2026-06-02
    days on market $360,490 Active 23 DOM
13. 2026-06-01
    days on market $360,490 Active 22 DOM
14. 2026-05-31
    days on market $360,490 Active 21 DOM
15. 2026-05-30
    days on market $360,490 Active 20 DOM
16. 2026-05-12
    status Active
17. 2026-04-28
    status Pending 813-char remark

    Show marketing remark (813 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.

18. 2026-04-27
    status Pending 909-char remark

    Show marketing remark (909 chars)

    Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue 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. More information on programs and options are available for this home.

19. 2026-04-23
    listed $321,490 Active 909-char remark

    Show marketing remark (909 chars)

    Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue 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. More information on programs and options are available for this home.

20. 2026-04-01
    price $321,490 813-char remark

    Show marketing remark (813 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.

21. 2026-02-11
    historical
22. 2026-02-09
    status Active
23. 2026-02-09
    price $360,490
24. 2026-01-26
    status Pending
25. 2026-01-26
    listed $359,490 Active
26. 2026-01-23
    listed $359,490 Active 813-char remark

    Show marketing remark (813 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.

ⓘ 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: $30,273
• − Mortgage interest: −$20,193
• − Property taxes: −$5,407
• − Insurance: −$1,802
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$10,487
• Taxable loss: −$12,460
• Est. tax savings @ 24.0%: +$2,990
• After-tax cash flow: $-2,989/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

Price history

-10.6% since first listed

11 events — show timeline

• 2026-05-12 Relisted — RSMLS
• 2026-04-28 Pending — LRMLS
• 2026-04-27 Pending — RSMLS
• 2026-04-23 Listed $321,490 RSMLS
• 2026-04-01 Price Changed $321,490 LRMLS
• 2026-02-11 Delisted — RSMLS
• 2026-02-09 Relisted — RSMLS
• 2026-02-09 Price Changed $360,490 RSMLS
• 2026-01-26 Pending — RSMLS
• 2026-01-26 Listed $359,490 RSMLS
• 2026-01-23 Listed $359,490 LRMLS