333 Campus Ln · Hardeeville, SC 29909

$257,000

1 bd · 2.5 ba · 1,056 sqft · Townhouse public records · 139 Days on market

Built 2005 1,742 sqft lot $243/sqft · at area comps Est $247k · 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 +16.1/30.0
• ARV discount +5.7/15.0
• DSCR +5.0/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOMΕ HΟMΕ! Τhis beаutіfully updated, turnkey 2-bedroom, 2.5‐bаth townhome in the desirable University Park community is the one you've been waiting for. Featuring two spacious primary suites with ensuite baths, LVP flooring throughout (absolutely zero carpet), fresh paint, and a new water heater, this home is truly move-in ready. University Park offers exceptional amenities including a zero-entry pool, playground, basketball court, and sand volleyball court-perfect for enjoying the Lowcountry lifestyle. Centrally located just minutes from downtown Beaufort, Savannah, Old Town Bluffton, and the beaches of Hilton Head Island, this is Lowcountry living at its finest.

Key facts

• Zero-entry pool
• Basketball court
• Two primary suites

Tags

• UPDATED TOWNHOME
• TWO PRIMARY SUITES
• ZERO-ENTRY POOL
• PLAYGROUND
• BASKETBALL COURT
• SAND VOLLEYBALL COURT

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath townhouse listed at $257k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (17.1% below list).
• Recommended offer: $213k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 139 days — a 12% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $58k; list at $257k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,165 (17.1% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $246,997
• List price: $257,000
• Delta: 4.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Campus Ln	0.03mi	2/2.5 (+1)	1,056 (0%)	11mo	$242,000	$229	85
474 Campus Ln	0.07mi	2/2.5 (+1)	1,056 (0%)	22mo	$259,000	$245	74

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: -7.9%
• Equity multiple: 0.69×
• Total profit: $-21,973
• Equity at exit: $38,320

10-year hold

• IRR: 6.6%
• Equity multiple: 1.59×
• Total profit: $42,668
• Equity at exit: $22,221

Cash invested: $71,960 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,348
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $134

Break-even live

Break-even rent $1,962

Max offer price $257,000

Occupancy floor 89%

Sensitivity live

Price	-10% $279	-5% $206	+0% $134	+5% $61	+10% $-12
Rent	-10% $-35	-5% $49	+0% $134	+5% $218	+10% $302
Rate	-1.0pp $263	-0.5pp $199	base $134	+0.5pp $67	+1.0pp $-1

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	15d	1	0.12mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	23d	1	0.16mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	15d	1	0.16mi
321 Donegal Dr Hardeeville, SC	1.0–3.0	1.0–2.0	1120	$1,390	$1.24	15d	46	0.84mi
82 Ardmore Garden Dr Hardeeville, SC	1.0	1.0	759	$1,495	$1.97	23d	1	0.91mi
82 Ardmore Garden Dr Unit 186-103 Hardeeville, SC	1.0	1.0	759	$3,390	$4.47	23d	1	0.91mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$1,605	$1.78	15d	1	1.21mi

Listing history 22 events

1. 2026-06-21
   days on market $257,000 Active 139 DOM
2. 2026-06-18
   days on market $257,000 Active 136 DOM
3. 2026-06-17
   days on market $257,000 Active 135 DOM
4. 2026-06-16
   days on market $257,000 Active 134 DOM
5. 2026-06-15
   days on market $257,000 Active 133 DOM
6. 2026-06-14
   days on market $257,000 Active 131 DOM
7. 2026-06-13
   days on market $257,000 Active 130 DOM
8. 2026-06-10
   days on market $257,000 Active 128 DOM
9. 2026-06-09
   days on market $257,000 Active 127 DOM
10. 2026-06-08
    days on market $257,000 Active 126 DOM
11. 2026-06-07
    days on market $257,000 Active 125 DOM
12. 2026-06-05
    days on market $257,000 Active 122 DOM
13. 2026-06-03
    days on market $257,000 Active 121 DOM
14. 2026-06-02
    days on market $257,000 Active 120 DOM
15. 2026-06-01
    days on market $257,000 Active 119 DOM
16. 2026-05-31
    pricedays on market $257,000 Active 118 DOM
17. 2026-02-02
    listed $259,900 Active 703-char remark

    Show marketing remark (675 chars)

    WELCOME HOME! This beautifully updated, turnkey 2-bedroom, 2.5-bath townhome in the desirable University Park community is the one you've been waiting for. Featuring two spacious primary suites with ensuite baths, LVP flooring throughout (absolutely zero carpet), fresh paint, and a new water heater, this home is truly move-in ready. University Park offers exceptional amenities including a zero-entry pool, playground, basketball court, and sand volleyball court-perfect for enjoying the Lowcountry lifestyle. Centrally located just minutes from downtown Beaufort, Savannah, Old Town Bluffton, and the beaches of Hilton Head Island, this is Lowcountry living at its finest.

18. 2026-02-02
    listed $259,900 Active 675-char remark

    Show marketing remark (675 chars)

    WELCOME HOME! This beautifully updated, turnkey 2-bedroom, 2.5-bath townhome in the desirable University Park community is the one you've been waiting for. Featuring two spacious primary suites with ensuite baths, LVP flooring throughout (absolutely zero carpet), fresh paint, and a new water heater, this home is truly move-in ready. University Park offers exceptional amenities including a zero-entry pool, playground, basketball court, and sand volleyball court-perfect for enjoying the Lowcountry lifestyle. Centrally located just minutes from downtown Beaufort, Savannah, Old Town Bluffton, and the beaches of Hilton Head Island, this is Lowcountry living at its finest.

19. 2022-11-08
    listed $230,000
20. 2010-02-25
    soldstatus $57,900
21. 2009-12-07
    listed $55,900
22. 2009-12-07
    listed $55,900

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,465 · $122/mo
• Expected delta: +$319/yr (+$27/mo · 27.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $25,580
• − Mortgage interest: −$14,396
• − Property taxes: −$1,146
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$7,476
• Taxable loss: −$2,817
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $2,280/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

+364.9% since first listed

6 events — show timeline

• 2026-02-02 Listed $259,900 RSMLS
• 2026-02-02 Listed $259,900 LRMLS
• 2022-11-08 Listed $230,000 RSMLS
• 2010-02-25 Sold (MLS) $57,900 LRMLS
• 2009-12-07 Listed $55,900 RSMLS
• 2009-12-07 Listed $55,900 LRMLS

Property tax history

+3.2%/yr

Latest (2025): $1,146 · -0.1% YoY. Source: county tax records.