1153 Danner Dr · Hardeeville, SC 29909

$485,000

4 bd · 2.5 ba · 2,341 sqft · SingleFamily public records · 44 Days on market

Built 2023 6,534 sqft lot $207/sqft · 11% below area Est $545k · 11% 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 +12.4/15.0
• Cash flow +8.1/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVΑTΕD SΕᏞLER!!! BRΙΝG ALL OFFERS! Instantly fееl at home as you enter this beautiful residence featuring four bedrooms and 2 & 1/2 bathrooms. The flexible office space on the first floor provides a dedicated area for work or study, while the upstairs loft offers additional room for relaxing or entertaining. Enjoy the expansive fenced in backyard, creating a perfect setting for outdoor activities and privacy. Built in 2023, this home offers 2,346 square feet of living space with an open floor plan and LVP floors downstairs. The kitchen is designed for culinary enthusiasts, seamlessly connecting the main living areas for easy entertaining and everyday comfort. Upstairs, the home offers three generously sized bedrooms, providing ample space for family members or guests. Each room is designed with comfort in mind, allowing for versatile furniture arrangements and plenty of natural light. Also on the second floor, the spacious primary bedroom serves as a peaceful retreat, featuring its own private ensuite bathroom for added convenience and privacy. This thoughtful layout ensures everyone enjoys both comfort and functionality in their personal space. The community offers a range of amenities including a refreshing pool, pickleball courts and a community dock situated on a picturesque tidal creek that flows from the Colleton River. Living here means you are ideally positioned with easy access to several sought-after destinations. Beaufort, Old Town Bluffton, Hilton Head, and Savannah are all within reach, making it simple to explore the vibrant culture, dining, and entertainment options these areas have to offer.

Key facts

• Upstairs loft
• Pickleball courts
• Community dock

Tags

• FLEXIBLE OFFICE SPACE
• UPSTAIRS LOFT
• EXPANSIVE FENCED IN BACKYARD
• PRIVATE ENSUITE BATHROOM
• COMMUNITY DOCK
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $400k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (36.1% below list).
• Recommended offer: $310k (36.1% 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: 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 41% 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 $15k 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 44 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $309,847 (36.1% 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 44 days. Have you received any prior offers? Is the seller open to a 36% 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. 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?
6. 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.
7. 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.
8. 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: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (median comp): $544,563
• List price: $485,000
• Delta: -8.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Dargan Rd	0.13mi	3/2.5 (-1)	2,286 (-2%)	5mo	$492,500	$215	81
893 Danner Dr	0.23mi	3/2.0 (-1)	2,308 (-1%)	10mo	$495,000	$214	72
185 Standing Oaks Dr	0.49mi	4/2.5	2,309 (-1%)	4mo	$445,000	$193	72
61 Dudley Ave	0.34mi	3/2.5 (-1)	2,376 (+2%)	10mo	$494,900	$208	69
177 Standing Oaks Dr	0.49mi	4/2.5	2,309 (-1%)	9mo	$439,990	$191	68
162 Gun Powder Ct	0.57mi	4/3.0	2,323 (-1%)	6mo	$449,990	$194	65
169 Standing Oaks Dr	0.45mi	3/2.5 (-1)	2,387 (+2%)	6mo	$389,990	$163	65
193 Danner Dr	0.18mi	4/2.5	2,681 (+14%)	8mo	$507,500	$189	61
179 Standing Oaks Dr	0.54mi	3/2.5 (-1)	2,387 (+2%)	9mo	$439,990	$184	59
463 Danner Dr	0.45mi	3/2.0 (-1)	2,094 (-11%)	1mo	$548,000	$262	53
163 Standing Oaks Dr	0.48mi	3/2.5 (-1)	2,083 (-11%)	8mo	$400,000	$192	48
175 Standing Oaks Dr	0.53mi	4/3.5	2,006 (-14%)	8mo	$399,990	$199	41

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: -18.9%
• Equity multiple: 0.31×
• Total profit: $-93,169
• Equity at exit: $72,315

10-year hold

• IRR: -4.4%
• Equity multiple: 0.65×
• Total profit: $-47,046
• Equity at exit: $41,934

Cash invested: $135,800 (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: 13.0×

Monthly cashflow live

• Estimated rent: $3,098 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-483

Break-even live

Break-even rent $3,709

Max offer price $399,738

Occupancy floor —

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Whispering Oaks Cir Okatie, SC	3.0	2.5	1660	$2,550	$1.54	43d	1	0.50mi

Listing history 23 events

1. 2026-06-17
   days on market $485,000 Active 44 DOM
2. 2026-06-16
   days on market $485,000 Active 43 DOM
3. 2026-06-15
   days on market $485,000 Active 42 DOM
4. 2026-06-14
   days on market $485,000 Active 40 DOM
5. 2026-06-13
   days on market $485,000 Active 39 DOM
6. 2026-06-10
   days on market $485,000 Active 37 DOM
7. 2026-06-09
   days on market $485,000 Active 36 DOM
8. 2026-06-08
   days on market $485,000 Active 35 DOM
9. 2026-06-07
   days on market $485,000 Active 34 DOM
10. 2026-06-05
    days on market $485,000 Active 31 DOM
11. 2026-06-03
    days on market $485,000 Active 30 DOM
12. 2026-06-02
    days on market $485,000 Active 29 DOM
13. 2026-06-01
    days on market $485,000 Active 28 DOM
14. 2026-05-31
    days on market $485,000 Active 27 DOM
15. 2026-05-30
    days on market $485,000 Active 26 DOM
16. 2026-05-11
    price $485,000 1675-char remark

    Show marketing remark (1611 chars)

    Instantly feel at home as you enter this beautiful residence featuring four bedrooms and two and a half bathrooms. The flexible office space on the first floor provides a dedicated area for work or study, while the upstairs loft offers additional room for relaxing or entertaining. Enjoy the expansive fenced in backyard, creating a perfect setting for outdoor activities and privacy. Built in 2023, this home offers 2,346 square feet of living space with an open floor plan and LVP floors downstairs. The kitchen is designed for culinary enthusiasts, seamlessly connecting the main living areas for easy entertaining and everyday comfort. Upstairs, the home offers three generously sized bedrooms, providing ample space for family members or guests. Each room is designed with comfort in mind, allowing for versatile furniture arrangements and plenty of natural light. Also on the second floor, the spacious primary bedroom serves as a peaceful retreat, featuring its own private ensuite bathroom for added convenience and privacy. This thoughtful layout ensures everyone enjoys both comfort and functionality in their personal space. The community offers a range of amenities including a refreshing pool, pickleball courts and a community dock situated on a picturesque tidal creek that flows from the Colleton River. Living here means you are ideally positioned with easy access to several sought-after destinations. Beaufort, Old Town Bluffton, Hilton Head, and Savannah are all within reach, making it simple to explore the vibrant culture, dining, and entertainment options these areas have to offer.

17. 2026-05-11
    price $485,000 1611-char remark

    Show marketing remark (1611 chars)

    Instantly feel at home as you enter this beautiful residence featuring four bedrooms and two and a half bathrooms. The flexible office space on the first floor provides a dedicated area for work or study, while the upstairs loft offers additional room for relaxing or entertaining. Enjoy the expansive fenced in backyard, creating a perfect setting for outdoor activities and privacy. Built in 2023, this home offers 2,346 square feet of living space with an open floor plan and LVP floors downstairs. The kitchen is designed for culinary enthusiasts, seamlessly connecting the main living areas for easy entertaining and everyday comfort. Upstairs, the home offers three generously sized bedrooms, providing ample space for family members or guests. Each room is designed with comfort in mind, allowing for versatile furniture arrangements and plenty of natural light. Also on the second floor, the spacious primary bedroom serves as a peaceful retreat, featuring its own private ensuite bathroom for added convenience and privacy. This thoughtful layout ensures everyone enjoys both comfort and functionality in their personal space. The community offers a range of amenities including a refreshing pool, pickleball courts and a community dock situated on a picturesque tidal creek that flows from the Colleton River. Living here means you are ideally positioned with easy access to several sought-after destinations. Beaufort, Old Town Bluffton, Hilton Head, and Savannah are all within reach, making it simple to explore the vibrant culture, dining, and entertainment options these areas have to offer.

18. 2026-04-17
    price $497,500 1675-char remark

    Show marketing remark (1675 chars)

    MOTIVΑTΕD SΕᏞLER!!! BRΙΝG ALL OFFERS! Instantly fееl at home as you enter this beautiful residence featuring four bedrooms and 2 & 1/2 bathrooms. The flexible office space on the first floor provides a dedicated area for work or study, while the upstairs loft offers additional room for relaxing or entertaining. Enjoy the expansive fenced in backyard, creating a perfect setting for outdoor activities and privacy. Built in 2023, this home offers 2,346 square feet of living space with an open floor plan and LVP floors downstairs. The kitchen is designed for culinary enthusiasts, seamlessly connecting the main living areas for easy entertaining and everyday comfort. Upstairs, the home offers three generously sized bedrooms, providing ample space for family members or guests. Each room is designed with comfort in mind, allowing for versatile furniture arrangements and plenty of natural light. Also on the second floor, the spacious primary bedroom serves as a peaceful retreat, featuring its own private ensuite bathroom for added convenience and privacy. This thoughtful layout ensures everyone enjoys both comfort and functionality in their personal space. The community offers a range of amenities including a refreshing pool, pickleball courts and a community dock situated on a picturesque tidal creek that flows from the Colleton River. Living here means you are ideally positioned with easy access to several sought-after destinations. Beaufort, Old Town Bluffton, Hilton Head, and Savannah are all within reach, making it simple to explore the vibrant culture, dining, and entertainment options these areas have to offer.

19. 2026-03-04
    listed $510,000 Active 1675-char remark

    Show marketing remark (1675 chars)

    MOTIVΑTΕD SΕᏞLER!!! BRΙΝG ALL OFFERS! Instantly fееl at home as you enter this beautiful residence featuring four bedrooms and 2 & 1/2 bathrooms. The flexible office space on the first floor provides a dedicated area for work or study, while the upstairs loft offers additional room for relaxing or entertaining. Enjoy the expansive fenced in backyard, creating a perfect setting for outdoor activities and privacy. Built in 2023, this home offers 2,346 square feet of living space with an open floor plan and LVP floors downstairs. The kitchen is designed for culinary enthusiasts, seamlessly connecting the main living areas for easy entertaining and everyday comfort. Upstairs, the home offers three generously sized bedrooms, providing ample space for family members or guests. Each room is designed with comfort in mind, allowing for versatile furniture arrangements and plenty of natural light. Also on the second floor, the spacious primary bedroom serves as a peaceful retreat, featuring its own private ensuite bathroom for added convenience and privacy. This thoughtful layout ensures everyone enjoys both comfort and functionality in their personal space. The community offers a range of amenities including a refreshing pool, pickleball courts and a community dock situated on a picturesque tidal creek that flows from the Colleton River. Living here means you are ideally positioned with easy access to several sought-after destinations. Beaufort, Old Town Bluffton, Hilton Head, and Savannah are all within reach, making it simple to explore the vibrant culture, dining, and entertainment options these areas have to offer.

20. 2026-02-15
    listed $497,500 Active 1611-char remark

    Show marketing remark (1611 chars)

    Instantly feel at home as you enter this beautiful residence featuring four bedrooms and two and a half bathrooms. The flexible office space on the first floor provides a dedicated area for work or study, while the upstairs loft offers additional room for relaxing or entertaining. Enjoy the expansive fenced in backyard, creating a perfect setting for outdoor activities and privacy. Built in 2023, this home offers 2,346 square feet of living space with an open floor plan and LVP floors downstairs. The kitchen is designed for culinary enthusiasts, seamlessly connecting the main living areas for easy entertaining and everyday comfort. Upstairs, the home offers three generously sized bedrooms, providing ample space for family members or guests. Each room is designed with comfort in mind, allowing for versatile furniture arrangements and plenty of natural light. Also on the second floor, the spacious primary bedroom serves as a peaceful retreat, featuring its own private ensuite bathroom for added convenience and privacy. This thoughtful layout ensures everyone enjoys both comfort and functionality in their personal space. The community offers a range of amenities including a refreshing pool, pickleball courts and a community dock situated on a picturesque tidal creek that flows from the Colleton River. Living here means you are ideally positioned with easy access to several sought-after destinations. Beaufort, Old Town Bluffton, Hilton Head, and Savannah are all within reach, making it simple to explore the vibrant culture, dining, and entertainment options these areas have to offer.

21. 2023-12-01
    soldstatus $450,000 Closed
22. 2023-08-09
    status Pending
23. 2023-03-29
    listed $459,140 Active

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$545/yr (+$45/mo · 24.5%)

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

Taxation est. · year 1

• Rental income: $37,182
• − Mortgage interest: −$27,168
• − Property taxes: −$2,220
• − Insurance: −$2,425
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$14,109
• Taxable loss: −$14,689
• Est. tax savings @ 24.0%: +$3,525
• After-tax cash flow: $-2,267/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

+5.6% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $485,000 RSMLS
• 2026-05-11 Price Changed $485,000 LRMLS
• 2026-04-17 Price Changed $497,500 RSMLS
• 2026-03-04 Listed $510,000 RSMLS
• 2026-02-15 Listed $497,500 LRMLS
• 2023-12-01 Sold (MLS) $450,000 RSMLS
• 2023-08-09 Pending — RSMLS
• 2023-03-29 Listed $459,140 RSMLS

Property tax history

+113.0%/yr

Latest (2025): $2,220 · -0.1% YoY. Source: county tax records.