47 Pollen Dr · Ridgeland, SC 29936

$308,990

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 48 Days on market

Built 2025 Good condition 10,018 sqft lot 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
• ARV discount +9.3/15.0
• Cash flow +9.0/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Welcome to the Freeport - a thoughtfully designed and well-balanced 4-bedroom, 2-bathroom home offering 1,497 square feet of easy, single-story living at The Groves at Bees Creek. With its clean lines, modern layout, and approachable price point, the Freeport is ideal for those seeking low-maintenance living without sacrificing space or style. Step inside and you'll find a split-bedroom layout that maximizes privacy and functionality. The primary suite is tucked toward the rear of the home with a spacious walk-in closet and dual-sink vanity, creating a peaceful retreat from the other three bedrooms. The heart of the home is the open-concept great room, seamlessly flowing into the kitchen and dining area-perfect for casual meals or lively gatherings. A large island offers extra prep space and seating, while the walk-in pantry keeps your kitchen stocked and tidy. Step out back to enjoy the covered patio-ideal for unwinding at the end of the day. A two-car garage adds convenience and storage, rounding out this smart and stylish floor plan. Whether you're a first-time buyer, downsizer, or simply looking for more value in Ridgeland, the Freeport is your key to a fresh start in a welcoming community.

Key facts

• Easy commute to i-95
• Walk-in closet
• Spacious kitchen

Tags

• EASY COMMUTE TO I-95
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community trails

Exterior

• Parking: Two-car garage; Driveway parking
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story home; New construction, never occupied
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Paved driveway; Patio

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Self-cleaning oven; Pantry (kitchen storage)
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Attic access; Carbon monoxide detector; Main level primary bedroom; Multiple closets; Smooth ceilings; Smart thermostat; Pantry
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $309k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (22.4% below list).
• Recommended offer: $240k (22.4% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 (22.4% 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 48 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 10.7

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	0.05mi	4/2.0	1,497 (0%)	1mo	$321,300	$215	97
7 Pollen Dr	0.06mi	4/2.0	1,497 (0%)	1mo	$317,490	$212	96
78 Veil Dr	0.10mi	4/2.0	1,497 (0%)	1mo	$319,490	$213	94
29 Bottom Board Ct	0.17mi	4/2.0	1,497 (0%)	4mo	$333,490	$223	89
22 Bottom Board Ct	0.14mi	4/2.0	1,497 (0%)	7mo	$331,490	$221	88
62 Veil Dr	0.09mi	3/2.0 (-1)	1,518 (+1%)	2mo	$313,490	$207	87
49 Bottom Board Ct	0.21mi	4/2.0	1,497 (0%)	4mo	$317,490	$212	87
17 Bottom Board Ct	0.14mi	4/2.0	1,497 (0%)	8mo	$331,490	$221	87
21 Veil Dr	0.18mi	4/2.0	1,497 (0%)	9mo	$326,990	$218	84
5 Veil Dr	0.22mi	4/2.0	1,497 (0%)	9mo	$328,490	$219	82
97 Ridgeland Lakes Dr	0.20mi	3/2.0 (-1)	1,540 (+3%)	1mo	$325,000	$211	80
14 Virginia Pne	0.13mi	3/2.5 (-1)	1,700 (+14%)	6mo	$320,000	$188	59

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $152,894
• Equity at exit: $278,363

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $462,450
• Equity at exit: $600,300

Cash invested: $86,517 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-242

Break-even live

Break-even rent $2,703

Max offer price $273,941

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-135	+0% $-242	+5% $-349	+10% $-456
Rent	-10% $-432	-5% $-337	+0% $-242	+5% $-148	+10% $-53
Rate	-1.0pp $-87	-0.5pp $-164	base $-242	+0.5pp $-322	+1.0pp $-404

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: $77,248
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $308,990 Active 48 DOM
2. 2026-06-18
   days on market $308,990 Active 45 DOM
3. 2026-06-17
   price $308,990 Active 44 DOM
4. 2026-06-17
   days on market $314,990 Active 44 DOM
5. 2026-06-16
   days on market $314,990 Active 43 DOM
6. 2026-06-15
   days on market $314,990 Active 42 DOM
7. 2026-06-14
   days on market $314,990 Active 40 DOM
8. 2026-06-13
   days on market $314,990 Active 39 DOM
9. 2026-06-10
   days on market $314,990 Active 37 DOM
10. 2026-06-09
    days on market $314,990 Active 36 DOM
11. 2026-06-09
    price $314,990 Active 35 DOM
12. 2026-06-08
    days on market $318,490 Active 35 DOM
13. 2026-06-07
    days on market $318,490 Active 34 DOM
14. 2026-06-03
    days on market $318,490 Active 30 DOM
15. 2026-06-02
    days on market $318,490 Active 29 DOM
16. 2026-06-01
    days on market $318,490 Active 28 DOM
17. 2026-05-31
    days on market $318,490 Active 27 DOM
18. 2026-05-30
    days on market $318,490 Active 26 DOM
19. 2026-05-05
    listed $318,490 Active 1365-char remark

    Show marketing remark (1365 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Welcome to the Freeport - a thoughtfully designed and well-balanced 4-bedroom, 2-bathroom home offering 1,497 square feet of easy, single-story living at The Groves at Bees Creek. With its clean lines, modern layout, and approachable price point, the Freeport is ideal for those seeking low-maintenance living without sacrificing space or style. Step inside and you'll find a split-bedroom layout that maximizes privacy and functionality. The primary suite is tucked toward the rear of the home with a spacious walk-in closet and dual-sink vanity, creating a peaceful retreat from the other three bedrooms. The heart of the home is the open-concept great room, seamlessly flowing into the kitchen and dining area-perfect for casual meals or lively gatherings. A large island offers extra prep space and seating, while the walk-in pantry keeps your kitchen stocked and tidy. Step out back to enjoy the covered patio-ideal for unwinding at the end of the day. A two-car garage adds convenience and storage, rounding out this smart and stylish floor plan. Whether you're a first-time buyer, downsizer, or simply looking for more value in Ridgeland, the Freeport is your key to a fresh start in a welcoming community.

20. 2026-05-04
    listed $318,490 Active
21. 2026-05-03
    listed $318,490 Active 811-char remark

    Show marketing remark (811 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction.

ⓘ 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: −$17,308
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$8,989
• Taxable loss: −$8,321
• Est. tax savings @ 24.0%: +$1,997
• After-tax cash flow: $-909/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good layout and modern features. It's move-in ready and has the potential for minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters.
• Both Adding smart home features — Modern technology can increase both resale and rental value.
• Resale Upgrading the kitchen backsplash — A new backsplash can add a fresh look and increase the home's appeal to potential buyers.
• Rental Adding a smart thermostat — A smart thermostat can reduce energy costs and attract tech-savvy renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental value. ↑
• Resale Upgrading the kitchen backsplash — A new backsplash can add a fresh look and increase the home's appeal to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can reduce energy costs and attract tech-savvy renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 11,373
• 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

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-05 Listed $318,490 Zillow
• 2026-05-04 Listed $318,490 RSMLS
• 2026-05-03 Listed $318,490 LRMLS