549 On The Golf Course Old Augusta Dr · Pawleys Island, SC 29585

$935,000

4 bd · 3.5 ba · 3,365 sqft · SingleFamily public records · 79 Days on market

Built 2002 0.47 ac lot Est $952k · at est. $151/mo HOA · 2% of rent

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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 +13.6/30.0
• ARV discount +8.3/15.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible value for this custom-built home looking for owner #2! This hardi plank and brick home is situated on a private lot within a gated community, offering the ultimate in privacy and luxury. Nestled in the prestigious Pawleys Plantation, this home is set against the backdrop of the Jack Nicklaus Signature Golf Course, providing wonderful views and an unparalleled lifestyle. As you step inside, you'll be greeted by an open floor plan that seamlessly blends the living and family rooms, both boasting high ceilings, chair rail, extensive molding, recessed lighting, and beautiful hardwood floors throughout. The living room features a gas fireplace, perfect for relaxing and enjoying the serene surroundings. The heart of the home is the gorgeous kitchen, complete with cherry cabinets, granite countertops, upgraded stainless steel appliances, a double oven, and a large eat-in area. The kitchen opens to a formal dining room adorned with large windows for plenty of natural light, making it an ideal space for entertaining. There is a first-floor master suite with a sitting area, a large walk-in closet, and a luxurious master bath with double sinks, a jetted tub, and a separate shower. Upstairs, you'll find 3 additional guest suites and a full jack and jill bath. One of the bedrooms upstairs has a huge walk-in closet with a wet bar set up as well as another bedroom space. This is the perfect set up for someone who would want a nursery off of one bedroom or a home office, den, sitting area. Outdoor living is a delight with a large, screened porch and an extended patio overlooking the golf course, ideal for family cookouts and gatherings. The large lot with mature trees and well-maintained landscaping creates a private, natural setting. Additional features include a spacious 3-car garage detached garage, and an extra-large media/entertainment room above the garage, complete with built-in cabinetry, a wine/beverage refrigerator, and a full bath with a shower. This gated neighborhood offers access to a community pool and tennis courts and is just five minutes from the beach. Private country club membership is available for those who desire an exclusive golfing experience. This well-maintained 4-bedroom, 3.5-bath home is truly must-see. From the moment you walk in, you'll be in awe of the open floorplan living and the amazing views of the golf course, well-manicured landscaping and lush greenery. Don't miss the opportunity to make this exceptional property your new home.

Key facts

• Gated community
• Open floor plan
• Gas fireplace

Tags

• GATED COMMUNITY
• GOLF COURSE VIEWS
• OPEN FLOOR PLAN
• GAS FIREPLACE
• STUNNING KITCHEN
• CHERRY CABINETRY

Property features AI

Finance

• Other: Pets allowed (owner only)
• HOA & community: Homeowners association with monthly fee (includes association management, common areas, internet, legal/accounting, security, trash); Community amenities: clubhouse, gated access, recreation area, tennis courts, golf; golf carts allowed; pet restrictions; long-term rentals allowed

Exterior

• Parking: Detached two-car garage with garage door opener; Total parking for 6 vehicles
• Security: Gated community; Security service; Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Resale property; Gated community
• Construction: Brick veneer, HardiPlank type, and wood frame construction
• Exterior features: Sprinkler/irrigation system; Porch; Rear porch; Front porch; Patio; Screened porch; Living quarters (other structure); Near and on golf course; Rectangular lot; Outside city limits; Has a view

Interior

• Kitchen: Double oven; Dishwasher; Range; Refrigerator; Disposal; Breakfast area; Kitchen island; Stainless steel appliances; Solid surface counters
• Bedrooms: Primary suite on main level; Bedroom 1 (second level); Bedroom 2 (second level, 11x13); Bedroom 3 (second level, 12x13); Additional bedroom/other with walk-in closet (first level, 12x19)
• Flooring: Tile
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom includes jetted tub and separate shower
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Dual sinks; Fireplace; Jetted tub; Main level primary suite; Sitting area in primary; Split bedroom floorplan; Separate shower; Vanity; Walk-in closets; Breakfast area; Entrance foyer; Kitchen island; Stainless steel appliances; Solid surface counters; Insulated doors; Unfurnished
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $935k.

Deal economics

• At list price, monthly cash flow is $47 ($561/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 $800k (14.4% below list).
• Recommended offer: $800k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.2% in Pawleys Island — 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 70/100 on livability (#60 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities F, commute F, cost of living F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 392 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($879k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $785k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $799,900 (14.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.86% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $952,295
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Old Augusta Dr	0.08mi	4/3.5	3,118 (-7%)	2mo	$1,125,000	$361	82
753 Savannah Dr	0.26mi	4/3.5	3,106 (-8%)	6mo	$880,000	$283	70
95 Red Tail Hawk Loop	0.08mi	4/3.5	3,108 (-8%)	18mo	$935,000	$301	68
50 Painted Bunting Ct	0.36mi	4/3.5	3,014 (-10%)	11mo	$940,000	$312	56
133 Deloach Trl	0.74mi	4/3.5	3,241 (-4%)	10mo	$915,000	$282	51
270 Georgetown Dr	0.28mi	4/3.0	2,865 (-15%)	15mo	$700,000	$244	47
272 Double Lot W/ Shop Old Ashley Loop	0.39mi	3/3.5 (-1)	2,879 (-14%)	12mo	$675,000	$234	43
272 Old Ashley Loop	0.39mi	3/3.5 (-1)	2,879 (-14%)	12mo	$675,000	$234	43
485 Kings River Rd	0.58mi	5/3.5 (+1)	2,863 (-15%)	4mo	$865,000	$302	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-148,526
• Equity at exit: $139,412

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-125,479
• Equity at exit: $80,842

Cash invested: $261,800 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 392
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $7,999 medium
• Mortgage (P&I): −$4,903
• Tax from tax record: −$829 /mo · $9,943/yr
• Insurance: −$390
• HOA: −$151
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $47

Break-even live

Break-even rent $7,940

Max offer price $935,000

Occupancy floor 94%

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: $233,750
• Closing costs: $28,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Morven Ln Pawleys Island, SC	3.0	2.5	3118	$7,999	$2.57	23d	1	1.35mi

HOA detail

• Monthly dues: $151 · $1,812/yr
• Likely covers: gaslandscapingpoolsecurity

Listing history 14 events

1. 2026-06-07
   statusdays on market $935,000 Pending 79 DOM
2. 2026-06-03
   days on market $935,000 Active Under Contract 77 DOM
3. 2026-06-02
   days on market $935,000 Active Under Contract 76 DOM
4. 2026-06-01
   days on market $935,000 Active Under Contract 75 DOM
5. 2026-05-31
   days on market $935,000 Active Under Contract 74 DOM
6. 2026-05-30
   days on market $935,000 Active Under Contract 73 DOM
7. 2026-05-08
   historical Active Under Contract
8. 2026-04-11
   price $935,000
9. 2026-03-19
   listed $949,900 Active
10. 2024-07-30
    soldstatus $785,000 Closed 2505-char remark

    Show marketing remark (2505 chars)

    Incredible value for this custom-built home looking for owner #2! This hardi plank and brick home is situated on a private lot within a gated community, offering the ultimate in privacy and luxury. Nestled in the prestigious Pawleys Plantation, this home is set against the backdrop of the Jack Nicklaus Signature Golf Course, providing wonderful views and an unparalleled lifestyle. As you step inside, you'll be greeted by an open floor plan that seamlessly blends the living and family rooms, both boasting high ceilings, chair rail, extensive molding, recessed lighting, and beautiful hardwood floors throughout. The living room features a gas fireplace, perfect for relaxing and enjoying the serene surroundings. The heart of the home is the gorgeous kitchen, complete with cherry cabinets, granite countertops, upgraded stainless steel appliances, a double oven, and a large eat-in area. The kitchen opens to a formal dining room adorned with large windows for plenty of natural light, making it an ideal space for entertaining. There is a first-floor master suite with a sitting area, a large walk-in closet, and a luxurious master bath with double sinks, a jetted tub, and a separate shower. Upstairs, you'll find 3 additional guest suites and a full jack and jill bath. One of the bedrooms upstairs has a huge walk-in closet with a wet bar set up as well as another bedroom space. This is the perfect set up for someone who would want a nursery off of one bedroom or a home office, den, sitting area. Outdoor living is a delight with a large, screened porch and an extended patio overlooking the golf course, ideal for family cookouts and gatherings. The large lot with mature trees and well-maintained landscaping creates a private, natural setting. Additional features include a spacious 3-car garage detached garage, and an extra-large media/entertainment room above the garage, complete with built-in cabinetry, a wine/beverage refrigerator, and a full bath with a shower. This gated neighborhood offers access to a community pool and tennis courts and is just five minutes from the beach. Private country club membership is available for those who desire an exclusive golfing experience. This well-maintained 4-bedroom, 3.5-bath home is truly must-see. From the moment you walk in, you'll be in awe of the open floorplan living and the amazing views of the golf course, well-manicured landscaping and lush greenery. Don't miss the opportunity to make this exceptional property your new home.

11. 2024-07-25
    soldstatus $785,000
12. 2024-07-04
    historical Active Under Contract 2505-char remark

    Show marketing remark (2505 chars)

    Incredible value for this custom-built home looking for owner #2! This hardi plank and brick home is situated on a private lot within a gated community, offering the ultimate in privacy and luxury. Nestled in the prestigious Pawleys Plantation, this home is set against the backdrop of the Jack Nicklaus Signature Golf Course, providing wonderful views and an unparalleled lifestyle. As you step inside, you'll be greeted by an open floor plan that seamlessly blends the living and family rooms, both boasting high ceilings, chair rail, extensive molding, recessed lighting, and beautiful hardwood floors throughout. The living room features a gas fireplace, perfect for relaxing and enjoying the serene surroundings. The heart of the home is the gorgeous kitchen, complete with cherry cabinets, granite countertops, upgraded stainless steel appliances, a double oven, and a large eat-in area. The kitchen opens to a formal dining room adorned with large windows for plenty of natural light, making it an ideal space for entertaining. There is a first-floor master suite with a sitting area, a large walk-in closet, and a luxurious master bath with double sinks, a jetted tub, and a separate shower. Upstairs, you'll find 3 additional guest suites and a full jack and jill bath. One of the bedrooms upstairs has a huge walk-in closet with a wet bar set up as well as another bedroom space. This is the perfect set up for someone who would want a nursery off of one bedroom or a home office, den, sitting area. Outdoor living is a delight with a large, screened porch and an extended patio overlooking the golf course, ideal for family cookouts and gatherings. The large lot with mature trees and well-maintained landscaping creates a private, natural setting. Additional features include a spacious 3-car garage detached garage, and an extra-large media/entertainment room above the garage, complete with built-in cabinetry, a wine/beverage refrigerator, and a full bath with a shower. This gated neighborhood offers access to a community pool and tennis courts and is just five minutes from the beach. Private country club membership is available for those who desire an exclusive golfing experience. This well-maintained 4-bedroom, 3.5-bath home is truly must-see. From the moment you walk in, you'll be in awe of the open floorplan living and the amazing views of the golf course, well-manicured landscaping and lush greenery. Don't miss the opportunity to make this exceptional property your new home.

13. 2024-06-11
    listed $835,000 Active 2505-char remark

    Show marketing remark (2505 chars)

    Incredible value for this custom-built home looking for owner #2! This hardi plank and brick home is situated on a private lot within a gated community, offering the ultimate in privacy and luxury. Nestled in the prestigious Pawleys Plantation, this home is set against the backdrop of the Jack Nicklaus Signature Golf Course, providing wonderful views and an unparalleled lifestyle. As you step inside, you'll be greeted by an open floor plan that seamlessly blends the living and family rooms, both boasting high ceilings, chair rail, extensive molding, recessed lighting, and beautiful hardwood floors throughout. The living room features a gas fireplace, perfect for relaxing and enjoying the serene surroundings. The heart of the home is the gorgeous kitchen, complete with cherry cabinets, granite countertops, upgraded stainless steel appliances, a double oven, and a large eat-in area. The kitchen opens to a formal dining room adorned with large windows for plenty of natural light, making it an ideal space for entertaining. There is a first-floor master suite with a sitting area, a large walk-in closet, and a luxurious master bath with double sinks, a jetted tub, and a separate shower. Upstairs, you'll find 3 additional guest suites and a full jack and jill bath. One of the bedrooms upstairs has a huge walk-in closet with a wet bar set up as well as another bedroom space. This is the perfect set up for someone who would want a nursery off of one bedroom or a home office, den, sitting area. Outdoor living is a delight with a large, screened porch and an extended patio overlooking the golf course, ideal for family cookouts and gatherings. The large lot with mature trees and well-maintained landscaping creates a private, natural setting. Additional features include a spacious 3-car garage detached garage, and an extra-large media/entertainment room above the garage, complete with built-in cabinetry, a wine/beverage refrigerator, and a full bath with a shower. This gated neighborhood offers access to a community pool and tennis courts and is just five minutes from the beach. Private country club membership is available for those who desire an exclusive golfing experience. This well-maintained 4-bedroom, 3.5-bath home is truly must-see. From the moment you walk in, you'll be in awe of the open floorplan living and the amazing views of the golf course, well-manicured landscaping and lush greenery. Don't miss the opportunity to make this exceptional property your new home.

14. 2000-09-01
    soldstatus $44,500

ⓘ 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: $9,943 · $829/mo
• Projected year-2 tax: $9,943 · $829/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,988
• − Mortgage interest: −$52,375
• − Property taxes: −$9,943
• − Insurance: −$4,675
• − Repairs & maintenance: −$7,679
• − Management: −$7,679
• − HOA: −$1,812
• − Depreciation: −$27,200
• Taxable loss: −$15,375
• Est. tax savings @ 24.0%: +$3,690
• After-tax cash flow: $4,251/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Pawleys Island

• Score: 70/100
• State rank: #60
• US rank: #7489

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• Rent YoY: —
• Metro: —
• 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

+2001.1% since first listed

8 events — show timeline

• 2026-05-08 Contingent — CCAR
• 2026-04-11 Price Changed $935,000 CCAR
• 2026-03-19 Listed $949,900 CCAR
• 2024-07-30 Sold (MLS) $785,000 CCAR
• 2024-07-25 Sold (Public Records) $785,000 Public Records
• 2024-07-04 Contingent — CCAR
• 2024-06-11 Listed $835,000 CCAR
• 2000-09-01 Sold (Public Records) $44,500 Public Records

Property tax history

+16.6%/yr

Latest (2025): $9,943 · +291.2% YoY. Source: county tax records.