59 Pollen Dr · Ridgeland, SC 29936

$318,490

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 4 Days on market

Built 2026 Est $322k · 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 +8.1/30.0
• ARV discount +8.0/15.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.4/10.0

Listing remarks

Discover the Freeport floor plan at The Groves at Bees Creek, a thoughtfully designed single-story home offering 4 bedrooms, 2 bathrooms, and modern living spaces perfect for growing families, first-time homebuyers, and those looking to downsize without sacrificing comfort. The open-concept layout seamlessly connects the spacious kitchen, dining area, and family room, creating an inviting space for entertaining and everyday living. The kitchen features ample cabinet storage, generous counter space, and a center island that overlooks the main living area. The private owner's suite is tucked away at the rear of the home and includes a large walk-in closet and en-suite bathroom with dual vanit

Key facts

• Spacious kitchen
• Large walk-in closet
• Freeport floor plan

Tags

• FREEPORT FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• CENTER ISLAND
• PRIVATE OWNER'S SUITE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price: $318,490

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home, Freeport plan; Spec inventory
• Exterior features: Address: 59 Pollen Dr, Ridgeland, SC 29936

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Freeport plan); Living area of 1,497

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (24.8% below list).
• Recommended offer: $240k (24.8% 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: crime D-, amenities F, commute 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: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 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: 359 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,396/mo this rent would consume 59% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $239,639 (24.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $321,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Veil Dr	0.08mi	4/2.0	1,497 (0%)	1mo	$321,300	$215	96
7 Pollen Dr	0.11mi	4/2.0	1,497 (0%)	1mo	$317,490	$212	94
78 Veil Dr	0.14mi	4/2.0	1,497 (0%)	1mo	$319,490	$213	93
29 Bottom Board Ct	0.21mi	4/2.0	1,497 (0%)	4mo	$333,490	$223	87
22 Bottom Board Ct	0.18mi	4/2.0	1,497 (0%)	7mo	$331,490	$221	86
62 Veil Dr	0.13mi	3/2.0 (-1)	1,518 (+1%)	2mo	$313,490	$207	85
49 Bottom Board Ct	0.25mi	4/2.0	1,497 (0%)	4mo	$317,490	$212	85
17 Bottom Board Ct	0.18mi	4/2.0	1,497 (0%)	8mo	$331,490	$221	85
21 Veil Dr	0.24mi	4/2.0	1,497 (0%)	9mo	$326,990	$218	82
5 Veil Dr	0.28mi	4/2.0	1,497 (0%)	9mo	$328,490	$219	80
97 Ridgeland Lakes Dr	0.24mi	3/2.0 (-1)	1,540 (+3%)	1mo	$325,000	$211	78
14 Virginia Pne	0.16mi	3/2.5 (-1)	1,700 (+14%)	6mo	$320,000	$188	58

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: 21.3%
• Equity multiple: 2.73×
• Total profit: $153,886
• Equity at exit: $286,921

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $468,661
• Equity at exit: $618,756

Cash invested: $89,177 (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: 359
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,670
• Tax est. 1.5%: −$398 /mo · $4,777/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-308

Break-even live

Break-even rent $2,786

Max offer price $273,941

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-198	+0% $-308	+5% $-418	+10% $-528
Rent	-10% $-497	-5% $-403	+0% $-308	+5% $-213	+10% $-119
Rate	-1.0pp $-147	-0.5pp $-227	base $-308	+0.5pp $-390	+1.0pp $-474

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: $79,622
• Closing costs: $9,555
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $318,490 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $318,490 Active 1 DOM

ⓘ 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: $28,757
• − Mortgage interest: −$17,840
• − Property taxes: −$4,777
• − Insurance: −$1,592
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$9,265
• Taxable loss: −$9,320
• Est. tax savings @ 24.0%: +$2,237
• After-tax cash flow: $-1,458/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