305 Caribbean Soul Ave #101 · Hardeeville, SC 29927

$379,500

2 bd · 2.0 ba · 1,321 sqft · SingleFamily · 300 Days on market

Built 2023 3,920 sqft lot 2-car garage Est $374k · 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
• Cash flow +8.0/30.0
• ARV discount +6.8/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +2.0/10.0
• 1% rule +1.6/10.0
• Schools +1.4/10.0

Listing remarks MLS

Here at Latitude Margaritaville we’re all about friends, food and fun! The Dreamsicle features an extended L-shape front porch! Amazing for a view from the front or side of the cottage. One of the largest options available, this will be a favorite for someone who adores a corner lot. 2BR 2Ba PLUS a den/office. When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Dreamsicle and starts at $251,400.

Key facts

• Soft-close cabinets
• Gourmet kitchen
• Double ovens

Tags

• GOURMET KITCHEN
• DESIGNER COUNTERTOPS
• SOFT-CLOSE CABINETS
• UNDER-CABINET LIGHTING
• SUBWAY TILE BACKSPLASH
• DOUBLE OVENS

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Association maintains groundsCommunity amenities: Pool, bocce court, fitness center, clubhouse, dog park, fire pit, barbecue/grilling area, pickleball, tennis courts, trails, business center, restaurant, guardSenior community

Exterior

• Parking: DrivewayDetached or attached garage (2-car garage listed)Two-car garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-storyEast-facingBuilder model: Camellia
• Construction: Built with fiber cement exteriorAsphalt roof
• Exterior features: Enclosed porchScreened porchPatioPorchSprinkler/irrigationPaved drivewayRain gutters

Interior

• Kitchen: Double ovenSelf-cleaning ovenRangeMicrowaveDishwasherGarbage disposalRefrigeratorPantryWater purifier
• Bedrooms: Primary on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: AtticTray ceilingsCeiling fansCarbon monoxide detectorMain level primary bedroomMultiple closetsPull-down attic stairsSmooth ceilingsSeparate showerSmart thermostatWindow treatmentsPantry
• Laundry & utility: WasherDryerUtility roomTankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (34.4% below list).
• Recommended offer: $249k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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: Hardeeville Elementary (math 9% / reading 13%, grade F, #581 of 597 statewide, top 97%, 610 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: Rents soft (-1.7%/yr); 504 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $249,035 (34.4% 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 300 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $373,843
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
264 Caribbean Soul Ave #102	0.03mi	2/2.0	1,321 (0%)	3mo	$359,000	$272	96
1529 Shoreside Dr #101	0.09mi	2/2.0	1,321 (0%)	9mo	$365,000	$276	88
35 Caribbean Soul Ave #101	0.13mi	2/2.0	1,383 (+5%)	6mo	$359,000	$260	81
149 Caribbean Soul Ave #102	0.08mi	2/2.0	1,210 (-8%)	2mo	$342,000	$283	81
1531 Shoreside Dr #101	0.10mi	2/2.0	1,378 (+4%)	10mo	$390,000	$283	79
567 Weekend Ave	0.14mi	2/2.0	1,503 (+14%)	2mo	$459,000	$305	68
1978 Shoreside Dr	0.11mi	2/2.0	1,503 (+14%)	11mo	$415,000	$276	62
45 Treasure Past Way	0.74mi	2/2.0	1,315 (-0%)	10mo	$378,000	$287	56
193 Flip Side Ln	0.75mi	2/2.0	1,383 (+5%)	3mo	$404,539	$293	55
35 Flip Side Ln	0.75mi	2/2.0	1,378 (+4%)	7mo	$377,000	$274	52
231 Flip Side Ln	0.74mi	2/2.0	1,204 (-9%)	11mo	$366,135	$304	41
149 Margaritaville Ave S	0.66mi	2/2.0	1,503 (+14%)	8mo	$447,000	$297	40

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: 20.4%
• Equity multiple: 2.64×
• Total profit: $174,440
• Equity at exit: $341,884

10-year hold

• IRR: 18.1%
• Equity multiple: 5.89×
• Total profit: $519,900
• Equity at exit: $737,285

Cash invested: $106,260 (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: 504
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,990
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-390

Break-even live

Break-even rent $2,984

Max offer price $310,654

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-282	+0% $-390	+5% $-497	+10% $-605
Rent	-10% $-586	-5% $-488	+0% $-390	+5% $-291	+10% $-193
Rate	-1.0pp $-199	-0.5pp $-293	base $-390	+0.5pp $-488	+1.0pp $-588

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: $94,875
• Closing costs: $11,385
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1495 Shoreside Dr Hardeeville, SC	2.0	2.0	1378	$2,850	$2.07	17d	1	0.14mi
1417 Shoreside Dr Hardeeville, SC	2.0	2.0	1204	$2,600	$2.16	25d	1	0.16mi
439 Starfish Pl Hardeeville, SC	2.0	2.0	1862	$3,200	$1.72	25d	1	0.26mi
161 Sand Dollar Dr Hardeeville, SC	2.0	2.0	1507	$3,000	$1.99	17d	1	0.54mi
104 Flip Side Ln Unit 1 Hardeeville, SC	2.0	2.0	1558	$2,700	$1.73	25d	1	0.68mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	25d	1	0.78mi
61 Tropics Ave Unit 1 Hardeeville, SC	2.0	2.0	1321	$2,650	$2.01	25d	1	0.79mi

Listing history 11 events

1. 2026-06-03
   days on market $379,500 Active 300 DOM
2. 2026-06-02
   days on market $379,500 Active 299 DOM
3. 2026-06-01
   days on market $379,500 Active 298 DOM
4. 2026-05-31
   days on market $379,500 Active 297 DOM
5. 2026-05-30
   days on market $379,500 Active 296 DOM
6. 2026-03-24
   price $379,500
7. 2025-10-31
   price $389,949
8. 2025-08-07
   listed $398,900 Active
9. 2023-06-16
   soldstatus $331,140 Closed 500-char remark

   Show marketing remark (500 chars)

   Here at Latitude Margaritaville we’re all about friends, food and fun! The Dreamsicle features an extended L-shape front porch! Amazing for a view from the front or side of the cottage. One of the largest options available, this will be a favorite for someone who adores a corner lot. 2BR 2Ba PLUS a den/office. When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Dreamsicle and starts at $251,400.

10. 2022-02-24
    historical 500-char remark

    Show marketing remark (500 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Dreamsicle features an extended L-shape front porch! Amazing for a view from the front or side of the cottage. One of the largest options available, this will be a favorite for someone who adores a corner lot. 2BR 2Ba PLUS a den/office. When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Dreamsicle and starts at $251,400.

11. 2021-11-10
    listed $331,140 500-char remark

    Show marketing remark (500 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Dreamsicle features an extended L-shape front porch! Amazing for a view from the front or side of the cottage. One of the largest options available, this will be a favorite for someone who adores a corner lot. 2BR 2Ba PLUS a den/office. When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Dreamsicle and starts at $251,400.

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,506 · $209/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,884
• − Mortgage interest: −$21,258
• − Property taxes: −$2,506
• − Insurance: −$1,898
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$11,040
• Taxable loss: −$11,599
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-1,893/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

• Census place: Hardeeville, SC
• 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

+14.6% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $379,500 RSMLS
• 2025-10-31 Price Changed $389,949 RSMLS
• 2025-08-07 Listed $398,900 RSMLS
• 2023-06-16 Sold (MLS) $331,140 RSMLS
• 2022-02-24 Delisted — RSMLS
• 2021-11-10 Listed $331,140 RSMLS

Property tax history

+123.4%/yr

Latest (2025): $2,506 · -12.3% YoY. Source: county tax records.