26 Whitebark Ln · Hardeeville, SC 29909

$370,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 11 Days on market

Built 2005 Est $365k · 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).

• Cash flow +13.3/30.0
• ARV discount +6.8/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRISTINE Heather Model with Brand New HVAC (6/26), Newer Roof (5/20), Ceramic tile flooring, recently painted, crown molding, extended garage w/pull-down stairs for extra storage. Excellent location close to Hidden Cypress amenity center. Peaceful, private screened porch with Carolina room hidden from neighbors! Located in highly coveted Sapphire Lakes neighborhood. Current clean stucco report!

Key facts

• Newer roof
• Screened porch
• Lvp flooring

Tags

• BRAND NEW HVAC
• NEWER ROOF
• LVP FLOORING
• CROWN MOLDING
• EXTENDED GARAGE
• SCREENED PORCH

Property features AI

Finance

• Other: Senior community; Community gutters
• HOA & community: Community pool; Clubhouse; Fitness center; Tennis courts; Golf course; Bocce court; Dog park; Trails; Gated/guarded community

Exterior

• Parking: 2-car garage; Driveway access
• Utilities: Public water; Water service available
• Home design: Faces south; Builder model: Heather
• Construction: Stucco exterior; Asphalt roof
• Exterior features: Enclosed porch; Rear porch; Screened patio/porch; Porch; Patio; Sprinkler/irrigation; Rain gutters

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven (self-cleaning); Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Attic; Ceiling fans; Main level primary bedroom; Entrance foyer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (24.0% below list).
• Recommended offer: $281k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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); 657 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $11k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $248k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 98% 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 $281,220 (24.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $364,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Nesting Ln	0.21mi	2/2.0 (-1)	1,438 (-2%)	1mo	$336,250	$234	81
36 Nesting Ln	0.24mi	3/2.0	1,338 (-9%)	1mo	$375,000	$280	73
8 Biltmore Dr	0.54mi	3/2.0	1,470 (0%)	3mo	$345,000	$235	73
80 Biltmore Dr	0.71mi	3/2.0	1,488 (+1%)	5mo	$325,000	$218	61
76 Biltmore Dr	0.72mi	3/2.0	1,470 (0%)	9mo	$375,000	$255	59
1141 Beachcomber Blvd	0.63mi	2/2.0 (-1)	1,503 (+2%)	4mo	$450,000	$299	58
41 Cypress Run	0.40mi	2/2.0 (-1)	1,324 (-10%)	3mo	$329,000	$248	57
561 Colonel Thomas Heyward Rd	0.36mi	2/2.0 (-1)	1,328 (-10%)	8mo	$375,000	$282	55
131 Cypress Run	0.49mi	3/2.0	1,652 (+12%)	6mo	$375,000	$227	52
5 Dawn Sky Ct	0.55mi	2/2.0 (-1)	1,584 (+8%)	8mo	$390,000	$246	50
65 Cypress Holw	0.72mi	2/2.0 (-1)	1,614 (+10%)	7mo	$344,000	$213	39
73 Cypress Holw	0.72mi	2/2.0 (-1)	1,678 (+14%)	2mo	$416,000	$248	36

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: -13.7%
• Equity multiple: 0.49×
• Total profit: $-52,960
• Equity at exit: $55,168

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $11,152
• Equity at exit: $31,991

Cash invested: $103,600 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$154
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-122

Break-even live

Break-even rent $2,967

Max offer price $348,430

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $-17	+0% $-122	+5% $-227	+10% $-332
Rent	-10% $-344	-5% $-233	+0% $-122	+5% $-11	+10% $100
Rate	-1.0pp $64	-0.5pp $-28	base $-122	+0.5pp $-218	+1.0pp $-316

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	14d	1	0.07mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	14d	1	0.20mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	22d	1	0.45mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	22d	1	1.16mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	14d	1	1.41mi

Listing history 8 events

1. 2026-06-21
   days on market $370,000 Active 11 DOM
2. 2026-06-18
   days on market $370,000 Active 8 DOM
3. 2026-06-17
   days on market $370,000 Active 7 DOM
4. 2026-06-16
   days on market $370,000 Active 6 DOM
5. 2026-06-15
   days on market $370,000 Active 5 DOM
6. 2026-06-14
   days on market $370,000 Active 3 DOM
7. 2026-06-13
   remarks 398-char remark
8. 2026-06-13
   listed $370,000 Active 2 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: $1,489 · $124/mo
• Projected year-2 tax: $2,109 · $176/mo
• Expected delta: +$620/yr (+$52/mo · 41.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 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 98% 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: $33,746
• − Mortgage interest: −$20,726
• − Property taxes: −$1,489
• − Insurance: −$3,352
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$10,764
• Taxable loss: −$7,983
• Est. tax savings @ 24.0%: +$1,916
• After-tax cash flow: $451/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

+48.3% since first listed

11 events — show timeline

• 2026-06-10 Listed $370,000 RSMLS
• 2026-06-10 Listed $370,000 LRMLS
• 2018-10-26 Sold (MLS) $248,000 RSMLS
• 2018-08-06 Listed $252,000 RSMLS
• 2012-07-17 Sold (Public Records) $182,000 Public Records
• 2012-07-13 Sold (MLS) $182,000 RSMLS
• 2012-03-13 Listed $187,500 RSMLS
• 2010-05-11 Listed $199,900 RSMLS
• 2006-07-11 Sold (Public Records) $245,000 Public Records
• 2006-07-07 Sold (MLS) $244,500 RSMLS
• 2006-04-18 Listed $249,500 RSMLS

Property tax history

+8.4%/yr

Latest (2025): $1,489 · -0.1% YoY. Source: county tax records.