Harborside Cottage Plan · Hardeeville, SC 29927

$345,200

4 bd · 2.5 ba · 1,928 sqft · SingleFamily · 158 Days on market

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.1/5.0
• DSCR +1.9/10.0
• Schools +1.4/10.0

Listing remarks

Welcome to Millstone Landing, a community where affordability meets modern living in a prime location nestled between the historic charm of Savannah and the coastal allure of Bluffton and Hilton Head Island. At Millstone Landing, we pride ourselves on offering a diverse range of new home floor plans, featuring our unique cottage product for those seeking cozy, efficient living spaces, and our family-plus product designed with extra room and comfort for growing families. As we continue to grow and flourish, we are excited to announce that a children's playground is coming soon, promising a safe and fun environment for our youngest residents to play and explore. Millstone Landing is not just

Key facts

• Natural attractions
• Cultural attractions
• Modern amenities

Tags

• CHILDREN'S PLAYGROUND
• MODERN AMENITIES
• PRIME LOCATION
• AFFORDABLE COST OF LIVING
• CULTURAL ATTRACTIONS
• NATURAL ATTRACTIONS

Property features AI

Finance

• Other: Listing status: Active; Last modified: 2026-05-20
• Financial info: List price $345,200

Exterior

• Parking: Detached or attached 1-car garage (1 parking space total)
• Home design: Single-family plan (Harborside Cottage)
• Exterior features: Address: Harborside Cottage Plan, Hardeeville, SC 29927

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: Harborside Cottage (new construction plan); Living area of 1,928

🏗️ New construction. The $345,200 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,248.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (21.6% below list).
• Recommended offer: $271k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: amenities F, commute F, cost of living 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: Hardeeville Elementary (math 9% / reading 13%, grade F, #581 of 597 statewide, top 97%, 610 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: Rents soft (-1.7%/yr); 503 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,750 (21.6% 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 158 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $368,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Conifer St	0.18mi	4/2.5	1,929 (+0%)	12mo	$366,045	$190	82
659 Sawmill Rd	0.23mi	4/2.5	2,005 (+4%)	2mo	$373,155	$186	81
264 Conifer St	0.17mi	4/2.5	1,928 (0%)	15mo	$373,190	$194	79
221 Conifer St	0.15mi	3/2.5 (-1)	1,928 (0%)	12mo	$351,555	$182	78
316 Conifer Dr	0.20mi	3/2.5 (-1)	1,829 (-5%)	2mo	$343,940	$188	76
345 Conifer St	0.21mi	3/2.5 (-1)	1,829 (-5%)	1mo	$363,000	$198	75
133 Conifer St	0.11mi	3/2.5 (-1)	1,829 (-5%)	13mo	$370,000	$202	70
532 Sawmill Rd	0.17mi	4/2.5	2,005 (+4%)	20mo	$361,780	$180	69
249 Conifer St	0.17mi	3/2.5 (-1)	1,829 (-5%)	15mo	$355,190	$194	66
207 Conifer St	0.14mi	3/2.5 (-1)	1,829 (-5%)	16mo	$357,900	$196	66
480 Sawmill Rd	0.15mi	3/2.5 (-1)	2,009 (+4%)	19mo	$355,700	$177	65
519 Sawmill Rd	0.17mi	3/2.5 (-1)	2,089 (+8%)	18mo	$398,000	$191	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.62×
• Total profit: $166,808
• Equity at exit: $331,747

10-year hold

• IRR: 17.8%
• Equity multiple: 5.82×
• Total profit: $497,430
• Equity at exit: $715,425

Cash invested: $103,109 (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 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 503
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,708 medium
• Mortgage (P&I): −$1,931
• Tax est. 1.5%: −$460 /mo · $5,524/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-406

Break-even live

Break-even rent $3,221

Max offer price $309,506

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-279	+0% $-406	+5% $-533	+10% $-660
Rent	-10% $-620	-5% $-513	+0% $-406	+5% $-299	+10% $-192
Rate	-1.0pp $-221	-0.5pp $-312	base $-406	+0.5pp $-501	+1.0pp $-598

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: $92,062
• Closing costs: $11,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Saltgrass WAY Hardeeville, SC	5.0	2.5	2359	$2,900	$1.23	22d	1	0.69mi

Listing history 16 events

1. 2026-06-21
   days on market $345,200 Active 158 DOM
2. 2026-06-18
   days on market $345,200 Active 155 DOM
3. 2026-06-17
   days on market $345,200 Active 154 DOM
4. 2026-06-16
   days on market $345,200 Active 153 DOM
5. 2026-06-15
   days on market $345,200 Active 152 DOM
6. 2026-06-14
   days on market $345,200 Active 150 DOM
7. 2026-06-13
   days on market $345,200 Active 149 DOM
8. 2026-06-10
   days on market $345,200 Active 147 DOM
9. 2026-06-09
   days on market $345,200 Active 146 DOM
10. 2026-06-08
    days on market $345,200 Active 145 DOM
11. 2026-06-07
    days on market $345,200 Active 144 DOM
12. 2026-06-03
    days on market $345,200 Active 140 DOM
13. 2026-06-02
    days on market $345,200 Active 139 DOM
14. 2026-06-01
    days on market $345,200 Active 138 DOM
15. 2026-05-31
    days on market $345,200 Active 137 DOM
16. 2026-05-30
    days on market $345,200 Active 136 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 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $32,490
• − Mortgage interest: −$20,628
• − Property taxes: −$5,524
• − Insurance: −$1,841
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$10,713
• Taxable loss: −$11,414
• Est. tax savings @ 24.0%: +$2,739
• After-tax cash flow: $-2,132/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 — 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

• Census place: Hardeeville, SC
• County: Jasper County · 26,362 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

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: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• 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