82 Hillcrest Way · Hardeeville, SC 29909

$419,999

4 bd · 3.0 ba · 1,894 sqft · SingleFamily public records · 28 Days on market

Built 2021 6,351 sqft lot Est $434k · 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 +10.3/30.0
• ARV discount +8.9/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Extraordіnarу Lаgοon Viewѕ & Εxceptional Upgradeѕ іn a Premier Gated Community! Welcome home to this pristine, single-level Compton model, where effortless Lowcountry living meets modern elegance. Boasting 4 spacious bedrooms, 3 full baths, and a dedicated storage room, this turnkey residence is loaded with premium upgrades. Inside, you'll find gorgeous luxury vinyl plank (LVP) flooring, tile, stunning countertops, a gourmet cabinet package, stainless steel appliances complete with a gas range. Ample closet space ensures a place for everything. Unwind or entertain on your upgraded front porch, then step out to experience some of the finest resort-style amenities in the

Key facts

• Gated community
• Lagoon views
• Exceptional upgrades

Tags

• LAGOON VIEWS
• EXCEPTIONAL UPGRADES
• GATED COMMUNITY
• LUXURY VINYL PLANK FLOORING
• GOURMET CABINET PACKAGE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Community pool; Pickleball; Gated/guard; Association amenities include pool and pickleball

Exterior

• Parking: 2-car garage; Garage
• Utilities: Public water
• Home design: Single-story; Faces east
• Construction: Stone and vinyl siding exterior; Asphalt roof
• Exterior features: Front porch; Patio; Sprinkler/irrigation; Community pool

Interior

• Kitchen: Eat-in kitchen; Gas range; Microwave; Self-cleaning oven; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on main level
• Flooring: Ceramic tile; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heat pump; Central electric air conditioning
• Interior features: Attic; Main level primary bedroom; Multiple closets; Smooth ceilings; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Utility room; Laundry room; Storage room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (21.5% below list).
• Recommended offer: $329k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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); 650 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 43% 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 $13k 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 28 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $329,498 (21.5% 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. 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?
5. 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.
6. 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.
7. 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: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $433,726
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Standing Oaks Dr	0.06mi	4/3.5	1,956 (+3%)	6mo	$399,990	$204	85
162 Standing Oaks Dr	0.24mi	4/3.5	1,956 (+3%)	7mo	$369,990	$189	76
200 Standing Oaks Dr	0.28mi	4/3.5	1,956 (+3%)	6mo	$399,990	$204	75
175 Standing Oaks Dr	0.28mi	4/3.5	2,006 (+6%)	8mo	$399,990	$199	69
171 Standing Oaks Dr	0.26mi	4/3.0	1,702 (-10%)	7mo	$399,990	$235	65
163 Standing Oaks Dr	0.23mi	3/2.5 (-1)	2,083 (+10%)	8mo	$400,000	$192	59
463 Danner Dr	0.30mi	3/2.0 (-1)	2,094 (+11%)	1mo	$548,000	$262	58
19 Whispering Oaks Cir	0.30mi	3/2.5 (-1)	1,660 (-12%)	2mo	$400,000	$241	57
155 Standing Oaks Dr	0.22mi	3/2.5 (-1)	1,660 (-12%)	8mo	$389,990	$235	55
194 Standing Oaks Dr	0.28mi	3/2.5 (-1)	1,660 (-12%)	7mo	$379,990	$229	54
158 Standing Oaks Dr	0.24mi	3/2.5 (-1)	1,660 (-12%)	10mo	$395,990	$239	53
23 Parrot Creek Dr	0.71mi	3/2.5 (-1)	1,652 (-13%)	10mo	$369,000	$223	31

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: -14.8%
• Equity multiple: 0.45×
• Total profit: $-65,123
• Equity at exit: $62,623

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $3,918
• Equity at exit: $36,314

Cash invested: $117,600 (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: 650
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,295 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$453 /mo · $5,435/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-227

Break-even live

Break-even rent $3,583

Max offer price $379,825

Occupancy floor —

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Whispering Oaks Cir Okatie, SC	3.0	2.5	1660	$2,550	$1.54	43d	1	0.27mi
46 Seagrass Ln Ridgeland, SC	2.0–3.0	2.0	1210	$1,899	$1.57	13d	6	1.35mi

Listing history 47 events

1. 2026-06-18
   days on market $419,999 Active 28 DOM
2. 2026-06-18
   price $419,999 Active 27 DOM
3. 2026-06-17
   days on market $429,999 Active 27 DOM
4. 2026-06-16
   days on market $429,999 Active 26 DOM
5. 2026-06-15
   days on market $429,999 Active 25 DOM
6. 2026-06-14
   days on market $429,999 Active 23 DOM
7. 2026-06-13
   days on market $429,999 Active 22 DOM
8. 2026-06-10
   days on market $429,999 Active 20 DOM
9. 2026-06-09
   days on market $429,999 Active 19 DOM
10. 2026-06-09
    price $429,999 Active 18 DOM
11. 2026-06-08
    days on market $439,000 Active 18 DOM
12. 2026-06-07
    days on market $439,000 Active 17 DOM
13. 2026-06-05
    days on market $439,000 Active 14 DOM
14. 2026-06-03
    days on market $439,000 Active 13 DOM
15. 2026-06-02
    days on market $439,000 Active 12 DOM
16. 2026-06-01
    days on market $439,000 Active 11 DOM
17. 2026-05-31
    days on market $439,000 Active 10 DOM
18. 2026-05-30
    pricedays on market $439,000 Active 9 DOM
19. 2026-05-21
    listed $445,000 Active
20. 2026-04-07
    price $445,000
21. 2026-04-04
    historical $2,950
22. 2026-03-27
    price $449,000
23. 2026-03-13
    price $455,000
24. 2026-03-01
    price $462,500
25. 2026-02-09
    price $465,000
26. 2026-02-01
    price $475,000
27. 2026-01-18
    price $2,950
28. 2026-01-18
    price $479,999
29. 2026-01-04
    listed $3,150
30. 2026-01-01
    price $485,000
31. 2025-12-31
    historical $3,350
32. 2025-12-16
    price $3,350
33. 2025-11-25
    price $3,450
34. 2025-11-24
    price $487,500
35. 2025-11-13
    price $3,500
36. 2025-11-12
    price $489,500
37. 2025-11-02
    listed $495,000 Active
38. 2025-10-29
    listed $3,550
39. 2024-08-06
    listed $489,999
40. 2023-09-25
    historical $3,450
41. 2023-09-18
    price $479,999
42. 2023-09-08
    price $3,450
43. 2023-09-05
    price $489,999
44. 2023-09-03
    listed $3,550
45. 2023-08-24
    price $499,999
46. 2023-08-11
    listed $515,000 Active
47. 2021-07-06
    listed $312,440

ⓘ 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: $5,435 · $453/mo
• Projected year-2 tax: $5,435 · $453/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $39,540
• − Mortgage interest: −$23,526
• − Property taxes: −$5,435
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,163
• − Management: −$3,163
• − Depreciation: −$12,218
• Taxable loss: −$10,066
• Est. tax savings @ 24.0%: +$2,416
• After-tax cash flow: $-313/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

+42.4% since first listed

29 events — show timeline

• 2026-05-21 Listed $445,000 RSMLS
• 2026-04-07 Price Changed $445,000 RSMLS
• 2026-04-04 Rental Removed $2,950 Avail
• 2026-03-27 Price Changed $449,000 RSMLS
• 2026-03-13 Price Changed $455,000 RSMLS
• 2026-03-01 Price Changed $462,500 RSMLS
• 2026-02-09 Price Changed $465,000 RSMLS
• 2026-02-01 Price Changed $475,000 RSMLS
• 2026-01-18 Price Changed $2,950 Avail
• 2026-01-18 Price Changed $479,999 RSMLS
• 2026-01-04 Listed for Rent $3,150 Avail
• 2026-01-01 Price Changed $485,000 RSMLS
• 2025-12-31 Rental Removed $3,350 Avail
• 2025-12-16 Price Changed $3,350 Avail
• 2025-11-25 Price Changed $3,450 Avail
• 2025-11-24 Price Changed $487,500 RSMLS
• 2025-11-13 Price Changed $3,500 Avail
• 2025-11-12 Price Changed $489,500 RSMLS
• 2025-11-02 Listed $495,000 RSMLS
• 2025-10-29 Listed for Rent $3,550 Avail
• 2024-08-06 Listed $489,999 RSMLS
• 2023-09-25 Rental Removed $3,450 Avail
• 2023-09-18 Price Changed $479,999 RSMLS
• 2023-09-08 Price Changed $3,450 Avail
• 2023-09-05 Price Changed $489,999 RSMLS
• 2023-09-03 Listed for Rent $3,550 Avail
• 2023-08-24 Price Changed $499,999 RSMLS
• 2023-08-11 Listed $515,000 RSMLS
• 2021-07-06 Listed $312,440 RSMLS

Property tax history

+157.6%/yr

Latest (2025): $5,435 · +1.7% YoY. Source: county tax records.