21 Mackay Ln · Hardeeville, SC 29909

$350,000

2 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 50 Days on market

Built 1998 3,484 sqft lot $217/sqft · at area comps Est $345k · 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 +12.7/30.0
• ARV discount +6.9/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The poрular Dіckіnѕon floorрlаn offers an inviting Great Roοm wіth serene lagoon views. This charming villa welcomes you with a lovely front porch - perfect for enjoying your morning coffee. Inside, the entry foyer adjacent to the den/office leads to a spacious Great Room featuring a formal dining area that flows seamlessly into the light-filled Carolina Room. The eat-in kitchen is designed for both style and function, boasting quartz countertops, stainless steel appliances, a pantry, and a cozy breakfast area where you can relax while watching local wildlife. The primary suite features a bay window, a walk-in closet, and an en-suite bath with a glass door shower. A split floorplan

Key facts

• Carolina room
• Quartz countertops
• Eat-in kitchen

Tags

• GREAT ROOM
• CAROLINA ROOM
• EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST AREA

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community amenities include basketball court, bocce court, clubhouse, dog park, fitness center, golf course, garden area, pickleball, pool, restaurant, gated/guard, tennis courts, and trails; Community features include pool; senior community

Exterior

• Parking: 2-car garage (detached not specified)
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story; Southeast-facing; Has view; Builder model: Dickinson
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Sprinkler/irrigation; Paved driveway; Rain gutters; Front porch; Screen enclosure (pool)

Interior

• Kitchen: Microwave; Oven; Range; Self-cleaning oven; Refrigerator; Disposal; Eat-in kitchen; Pantry
• Flooring: Engineered hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Ceiling fans; Smooth ceilings; Window treatments; Pantry; Eat-in kitchen; Main level primary; Separate shower; Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-37 ($-449/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (27.2% below list).
• Recommended offer: $255k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $10k 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 50 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $159k; list at $350k implies a 120% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,836 (27.2% 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 50 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (median comp): $345,429
• List price: $350,000
• Delta: 1.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Norton Ct	0.07mi	2/2.0	1,549 (-4%)	3mo	$340,000	$219	88
7 Sanders Ct	0.27mi	2/2.0	1,651 (+2%)	3mo	$365,000	$221	81
105 Colonel Dunovant Ct	0.31mi	2/2.0	1,669 (+3%)	2mo	$417,000	$250	78
27 Stoney Ct	0.25mi	2/2.0	1,703 (+6%)	5mo	$460,000	$270	75
19 Bailey Ln	0.18mi	2/2.0	1,416 (-12%)	3mo	$399,000	$282	68
143 Colonel Thomas Heyward Rd	0.42mi	2/2.0	1,703 (+6%)	4mo	$340,000	$200	68
25 Hamilton Dr	0.53mi	2/2.0	1,736 (+8%)	5mo	$420,000	$242	58
106 Hunley Ct	0.51mi	2/2.0	1,464 (-9%)	5mo	$318,000	$217	57
583 Argent Way	0.39mi	2/2.0	1,847 (+14%)	5mo	$453,000	$245	54
141 Auditorium Rd	0.55mi	3/2.0 (+1)	1,459 (-10%)	1mo	$389,000	$267	52
28 Hamilton Dr	0.48mi	2/2.0	1,831 (+13%)	4mo	$460,000	$251	52
107 General Hardee Way	0.74mi	2/2.0	1,378 (-15%)	5mo	$346,719	$252	37

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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-45,819
• Equity at exit: $52,186

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $17,566
• Equity at exit: $30,262

Cash invested: $98,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-37

Break-even live

Break-even rent $2,596

Max offer price $343,389

Occupancy floor 96%

Sensitivity live

Price	-10% $161	-5% $62	+0% $-37	+5% $-136	+10% $-236
Rent	-10% $-239	-5% $-138	+0% $-37	+5% $63	+10% $164
Rate	-1.0pp $139	-0.5pp $52	base $-37	+0.5pp $-128	+1.0pp $-220

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	44d	1	0.54mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	44d	1	0.89mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	44d	1	0.95mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$2,115	$2.35	14d	1	0.99mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	14d	1	1.01mi
82 Ardmore Garden Dr Hardeeville, SC	3.0	2.0	1531	$2,225	$1.45	14d	1	1.02mi
321 Donegal Dr Hardeeville, SC	1.0–3.0	1.0–2.0	1120	$1,684	$1.50	14d	46	1.02mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	22d	1	1.06mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	22d	1	1.09mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	14d	1	1.12mi
10 Chicory Ct Okatie, SC	2.0	2.0	2141	$3,600	$1.68	14d	1	1.13mi
193 University Pkwy Okatie, SC	3.0	2.0	1257	$2,350	$1.87	14d	1	1.25mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	14d	1	1.32mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	14d	1	1.40mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	44d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $350,000 Active 50 DOM
2. 2026-06-17
   days on market $350,000 Active 49 DOM
3. 2026-06-16
   days on market $350,000 Active 48 DOM
4. 2026-06-15
   days on market $350,000 Active 47 DOM
5. 2026-06-14
   days on market $350,000 Active 45 DOM
6. 2026-06-13
   days on market $350,000 Active 44 DOM
7. 2026-06-10
   days on market $350,000 Active 42 DOM
8. 2026-06-09
   days on market $350,000 Active 41 DOM
9. 2026-06-08
   days on market $350,000 Active 40 DOM
10. 2026-06-07
    days on market $350,000 Active 39 DOM
11. 2026-06-05
    days on market $350,000 Active 36 DOM
12. 2026-06-03
    days on market $350,000 Active 35 DOM
13. 2026-06-02
    days on market $350,000 Active 34 DOM
14. 2026-06-01
    days on market $350,000 Active 33 DOM
15. 2026-05-31
    days on market $350,000 Active 32 DOM
16. 2026-04-29
    listed $350,000 Active 1225-char remark
17. 1998-11-23
    soldstatus $159,446

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$1,163/yr (+$97/mo · 139.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 18 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: $30,580
• − Mortgage interest: −$19,605
• − Property taxes: −$832
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − Depreciation: −$10,182
• Taxable loss: −$6,682
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $1,155/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

+119.5% since first listed

2 events — show timeline

• 2026-04-29 Listed $350,000 RSMLS
• 1998-11-23 Sold (Public Records) $159,446 Public Records

Property tax history

+4.6%/yr

Latest (2025): $832 · -0.1% YoY. Source: county tax records.