53 Logan St · Ridgeland, SC 29936

$319,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 96 Days on market

Built 1973 0.28 ac lot Est $264k · 21% over

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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
• Cash flow +8.3/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.4/10.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

The perfect 3 bedroom, 2 full bath home with a complete remodel just completed, including a new HVAC system, new roof, all new appliances, cabinets, and countertops in kitchen. Almost as good as new construction master bedrooms feature sliding barn doors, and a new walk in tile shower. This beautiful light colored brick home has a ton of charm and won't last long!

Key facts

• New drain field
• Quartz countertops
• Newer hvac

Tags

• NEWER HVAC
• MODERN CODE COMPLIANT PLUMBING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• TILED SHOWER
• NEW DRAIN FIELD

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Single-story; Builder model: Jasper
• Construction: Brick construction; Asphalt roof
• Exterior features: Paved driveway; Rain gutters; Storage; Front porch; Outside fireplace; Has view; Faces northeast

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Main level primary bedroom
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Has heating; Ventilation
• Interior features: Attic with pull-down stairs; Ceiling fans; Smooth ceilings; Multiple closets; Window treatments; Insulated windows; New paint; Unfurnished
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (36.2% below list).
• Recommended offer: $204k (36.2% 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 $2,037/mo this rent would consume 50% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $179k; list at $319k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $203,681 (36.2% 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 96 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.64% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $264,368
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Forest Ave	0.33mi	3/2.0	1,196 (+12%)	1mo	$279,900	$234	64
97 Brandon Cv	0.37mi	3/2.0	1,208 (+13%)	13mo	$300,000	$248	50

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $155,072
• Equity at exit: $287,380

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $470,905
• Equity at exit: $619,747

Cash invested: $89,320 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-291

Break-even live

Break-even rent $2,405

Max offer price $267,669

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-200	+0% $-291	+5% $-381	+10% $-471
Rent	-10% $-451	-5% $-371	+0% $-291	+5% $-210	+10% $-130
Rate	-1.0pp $-130	-0.5pp $-209	base $-291	+0.5pp $-373	+1.0pp $-457

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $319,000 Active 96 DOM
2. 2026-06-18
   days on market $319,000 Active 93 DOM
3. 2026-06-17
   days on market $319,000 Active 92 DOM
4. 2026-06-16
   days on market $319,000 Active 91 DOM
5. 2026-06-15
   days on market $319,000 Active 90 DOM
6. 2026-06-14
   days on market $319,000 Active 88 DOM
7. 2026-06-13
   days on market $319,000 Active 87 DOM
8. 2026-06-10
   days on market $319,000 Active 85 DOM
9. 2026-06-09
   days on market $319,000 Active 84 DOM
10. 2026-06-08
    days on market $319,000 Active 83 DOM
11. 2026-06-07
    days on market $319,000 Active 82 DOM
12. 2026-06-03
    days on market $319,000 Active 78 DOM
13. 2026-06-02
    days on market $319,000 Active 77 DOM
14. 2026-06-01
    days on market $319,000 Active 76 DOM
15. 2026-05-31
    days on market $319,000 Active 75 DOM
16. 2026-05-30
    days on market $319,000 Active 74 DOM
17. 2026-04-22
    price $319,000
18. 2026-03-18
    listed $320,000 Active
19. 2021-03-24
    soldstatus $179,000 366-char remark

    Show marketing remark (366 chars)

    The perfect 3 bedroom, 2 full bath home with a complete remodel just completed, including a new HVAC system, new roof, all new appliances, cabinets, and countertops in kitchen. Almost as good as new construction master bedrooms feature sliding barn doors, and a new walk in tile shower. This beautiful light colored brick home has a ton of charm and won't last long!

20. 2021-02-08
    soldstatus $61,000
21. 2021-02-07
    listed $199,900 366-char remark

    Show marketing remark (366 chars)

    The perfect 3 bedroom, 2 full bath home with a complete remodel just completed, including a new HVAC system, new roof, all new appliances, cabinets, and countertops in kitchen. Almost as good as new construction master bedrooms feature sliding barn doors, and a new walk in tile shower. This beautiful light colored brick home has a ton of charm and won't last long!

22. 2020-10-29
    soldstatus $61,000 91-char remark

    Show marketing remark (91 chars)

    Opportunity is knocking here! Can you hear it? Fix and flip, keep as a rental or live here.

23. 2020-10-29
    soldstatus $61,000

    Show marketing remark (91 chars)

    Opportunity is knocking here! Can you hear it? Fix and flip, keep as a rental or live here.

24. 2020-10-08
    listed $59,900 91-char remark

    Show marketing remark (91 chars)

    Opportunity is knocking here! Can you hear it? Fix and flip, keep as a rental or live here.

25. 2020-10-08
    listed $59,900

    Show marketing remark (91 chars)

    Opportunity is knocking here! Can you hear it? Fix and flip, keep as a rental or live here.

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,818 · $152/mo
• Expected delta: +$692/yr (+$58/mo · 61.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 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: $24,442
• − Mortgage interest: −$17,869
• − Property taxes: −$1,126
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$9,280
• Taxable loss: −$9,339
• Est. tax savings @ 24.0%: +$2,241
• After-tax cash flow: $-1,245/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 — 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: 14,989
• 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

+432.6% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $319,000 RSMLS
• 2026-03-18 Listed $320,000 RSMLS
• 2021-03-24 Sold (MLS) $179,000 RSMLS
• 2021-02-08 Sold (Public Records) $61,000 Public Records
• 2021-02-07 Listed $199,900 RSMLS
• 2020-10-29 Sold (MLS) $61,000 RSMLS
• 2020-10-29 Sold (MLS) $61,000 LRMLS
• 2020-10-08 Listed $59,900 RSMLS
• 2020-10-08 Listed $59,900 LRMLS

Property tax history

+6.8%/yr

Latest (2025): $1,126 · +1.6% YoY. Source: county tax records.