140 Doncaster Ln · Hardeeville, SC 29909

$300,000

2 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 1 Days on market

Built 2004 4,356 sqft lot Est $406k · 26% under ↓ 9% since listing

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Why this score? — see what drove the C 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).

• Cash flow +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great Heron waiting for its new owner. This home has tile floors throughout the main living area. The eat-in kitchen, great room & screened porch overlook the beautiful wooded area, certainly giving you a feeling of peace and serenity. The two bedrooms & two baths plus den make this a perfect house to call home.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Community clubhouse; Dog park; Picnic area; Pickleball courts; Pool; On-site restaurant; Trails; Senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Single-story home; Heron builder model; Asphalt roof; Synthetic stucco exterior
• Construction: Built with synthetic stucco; Asphalt roof
• Exterior features: Sprinkler/irrigation system; Rain gutters; Enclosed screened patio/porch; Patio; Porch; Screened porch; Community pool; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Primary on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Ceiling fan(s); Multiple closets; Entrance foyer; Eat-in kitchen; Unfurnished; Main level primary
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (10.4% below list).
• Recommended offer: $269k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• 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.
• Market conditions: Rents rising fast (+9.3%/yr); 650 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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 $198k; list at $300k implies a 52% 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 $268,800 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $405,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Doncaster Ln	0.39mi	2/2.0	1,719 (-4%)	4mo	$369,000	$215	72
48 Doncaster Ln	0.43mi	2/2.0	1,850 (+4%)	3mo	$439,900	$238	72
192 Stratford Village Way	0.50mi	2/2.0	1,830 (+2%)	4mo	$432,500	$236	70
15 Wainwright Dr	0.18mi	2/2.0	1,554 (-13%)	1mo	$410,000	$264	69
191 Stratford Village Way	0.53mi	2/2.0	1,850 (+4%)	2mo	$395,000	$214	68
45 Sunbeam Dr	0.63mi	2/2.0	1,830 (+2%)	2mo	$415,000	$227	65
40 Doncaster Ln	0.47mi	2/2.0	1,928 (+8%)	4mo	$395,000	$205	62
7 Sunbeam Dr	0.62mi	2/2.0	1,674 (-6%)	2mo	$406,000	$243	59
73 Cypress Holw	0.67mi	2/2.0	1,678 (-6%)	2mo	$416,000	$248	57
36 Sunbeam Dr	0.69mi	2/2.0	1,884 (+5%)	4mo	$360,000	$191	56
18 Sundome Ct	0.63mi	2/2.0	1,957 (+10%)	4mo	$375,000	$192	52
4 Sunbeam Dr	0.62mi	3/2.0 (+1)	1,937 (+8%)	2mo	$440,000	$227	50

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-13,378
• Equity at exit: $44,731

10-year hold

• IRR: 10.2%
• Equity multiple: 1.95×
• Total profit: $79,716
• Equity at exit: $25,939

Cash invested: $84,000 (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: 650
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $332

Break-even live

Break-even rent $2,267

Max offer price $300,000

Occupancy floor 83%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	43d	1	0.54mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	21d	1	0.59mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	21d	1	0.90mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	13d	1	1.00mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	13d	1	1.02mi
193 University Pkwy Okatie, SC	3.0	2.0	1257	$2,350	$1.87	13d	1	1.04mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	13d	1	1.09mi
10 Candlelight Ln Bluffton, SC	2.0	2.0	2189	$3,000	$1.37	13d	1	1.16mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	13d	1	1.25mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	43d	1	1.41mi

Listing history 2 events

1. 2026-06-10
   remarks 156-char remark
2. 2026-06-10
   listed $300,000 Pending 1 DOM

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$594/yr (+$49/mo · 53.2%)

ⓘ 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 3/10 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: $32,256
• − Mortgage interest: −$16,805
• − Property taxes: −$1,116
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$8,727
• Taxable loss: −$1,053
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $4,240/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

-9.1% since first listed

11 events — show timeline

• 2026-06-09 Pending — RSMLS
• 2026-06-09 Listed $300,000 RSMLS
• 2011-10-07 Sold (Public Records) $197,500 Public Records
• 2011-09-30 Sold (MLS) $197,500 RSMLS
• 2011-04-05 Listed $225,000 RSMLS
• 2010-10-01 Listed $227,000 RSMLS
• 2010-03-29 Listed $227,000 RSMLS
• 2009-09-28 Listed $248,000 RSMLS
• 2009-03-21 Listed $275,000 RSMLS
• 2008-08-18 Listed $310,000 RSMLS
• 2007-08-13 Listed $329,900 RSMLS

Property tax history

+3.9%/yr

Latest (2025): $1,116 · -0.1% YoY. Source: county tax records.