Mango Plan · Hardeeville, SC 29927

$333,250

2 bd · 2.0 ba · 1,456 sqft · SingleFamily · 884 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.4/30.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

Latitude Margaritaville Hilton Head by Minto Communities is a dynamic new community that brings a fun, "no worries" vibe to lowcountry living. Latitude Margaritaville Hilton Head by Minto Communities is located in Hardeeville, SC - the scenic gateway to Hilton Head Island. This dynamic new community for those 55-and- better who are "growing older. .. but not up" combines South Carolina's charm and hospitality with Latitude Margaritaville's "no worries" tropical vibe to deliver a whole new element to lowcountry living. Latitude Margaritaville is a totally new lifestyle concept by master developer Minto Communities and global lifestyle brand Margaritaville Holdin

Key facts

• 2 garage spots
• Listed 884 days

Property features AI

Finance

• Financial info: List price $333,250

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Mango plan); Located at 356 Latitude Blvd, Hardeeville, SC 29927
• Exterior features: Living area approximately 1,456

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Mango (new construction plan)

🏗️ New construction. The $333,250 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $426,608.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $333k.

Deal economics

• At list price, monthly cash flow is $-923 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (23.1% below list).
• Recommended offer: $256k (23.1% below list) — sets the bar for 1% rule.

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.
• 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.
• Market conditions: Rents soft (-1.7%/yr); 503 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $46k of equity ($3k loan paydown + $43k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 884 days — a 12% lower offer ($293k) is reasonable based on typical stale-listing flexibility.

Recommended offer $256,392 (23.1% 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 884 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.60% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.27%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $426,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Salty Fin Dr	0.01mi	2/2.0	1,378 (-5%)	21mo	$411,247	$298	73
85 Salty Fin Dr	0.01mi	2/2.0	1,378 (-5%)	21mo	$396,462	$288	73
147 Salty Fin Dr	0.01mi	2/2.0	1,378 (-5%)	22mo	$410,053	$298	73
1477 Good Life Way	0.01mi	2/2.0	1,558 (+7%)	19mo	$446,111	$286	72
1465 Good Life Way	0.01mi	2/2.0	1,558 (+7%)	20mo	$456,679	$293	71
1533 Good Life Way	0.01mi	2/2.0	1,558 (+7%)	21mo	$436,416	$280	70
341 Summertime Pl	0.23mi	2/2.0	1,558 (+7%)	12mo	$440,000	$282	68
67 Salty Fin Dr	0.01mi	2/2.0	1,321 (-9%)	21mo	$397,483	$301	66
87 Salty Fin Dr	0.01mi	2/2.0	1,321 (-9%)	21mo	$357,349	$271	66
221 Salty Fin Dr	0.01mi	2/2.0	1,321 (-9%)	21mo	$369,493	$280	66
131 Conch Shell Ct	0.52mi	2/2.0	1,503 (+3%)	14mo	$449,500	$299	59
75 Conch Shell Ct	0.50mi	2/2.0	1,507 (+4%)	22mo	$490,000	$325	53

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: 17.1%
• Equity multiple: 2.39×
• Total profit: $166,100
• Equity at exit: $384,322

10-year hold

• IRR: 15.7%
• Equity multiple: 5.37×
• Total profit: $521,974
• Equity at exit: $828,806

Cash invested: $119,450 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,564 medium
• Mortgage (P&I): −$2,237
• Tax est. 1.5%: −$533 /mo · $6,399/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-923

Break-even live

Break-even rent $3,732

Max offer price $293,093

Occupancy floor —

Sensitivity live

Price	-10% $-628	-5% $-775	+0% $-923	+5% $-1,070	+10% $-1,218
Rent	-10% $-1,125	-5% $-1,024	+0% $-923	+5% $-821	+10% $-720
Rate	-1.0pp $-708	-0.5pp $-814	base $-923	+0.5pp $-1,033	+1.0pp $-1,146

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: $106,652
• Closing costs: $12,798
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Sand Dollar Dr Hardeeville, SC	2.0	2.0	1507	$3,000	$1.99	14d	1	1.16mi
439 Starfish Pl Hardeeville, SC	2.0	2.0	1862	$3,200	$1.72	21d	1	1.24mi
1417 Shoreside Dr Hardeeville, SC	2.0	2.0	1204	$2,600	$2.16	21d	1	1.30mi
1495 Shoreside Dr Hardeeville, SC	2.0	2.0	1378	$2,850	$2.07	14d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $333,250 Active 884 DOM
2. 2026-06-17
   days on market $333,250 Active 883 DOM
3. 2026-06-16
   days on market $333,250 Active 882 DOM
4. 2026-06-15
   days on market $333,250 Active 881 DOM
5. 2026-06-14
   days on market $333,250 Active 879 DOM
6. 2026-06-13
   days on market $333,250 Active 878 DOM
7. 2026-06-10
   days on market $333,250 Active 876 DOM
8. 2026-06-09
   days on market $333,250 Active 875 DOM
9. 2026-06-08
   days on market $333,250 Active 874 DOM
10. 2026-06-07
    days on market $333,250 Active 873 DOM
11. 2026-06-03
    days on market $333,250 Active 869 DOM
12. 2026-06-02
    days on market $333,250 Active 868 DOM
13. 2026-06-01
    days on market $333,250 Active 867 DOM
14. 2026-05-31
    days on market $333,250 Active 866 DOM
15. 2026-05-30
    days on market $333,250 Active 865 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,767
• − Mortgage interest: −$23,897
• − Property taxes: −$6,399
• − Insurance: −$2,133
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$12,410
• Taxable loss: −$18,995
• Est. tax savings @ 24.0%: +$4,559
• After-tax cash flow: $-6,514/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