2047 Sanctum St · Hardeeville, SC 29936

$329,000

3 bd · 2.0 ba · 1,183 sqft · SingleFamily · 119 Days on market

Built 2023 7,840 sqft lot Est $337k · 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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +8.6/15.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.4/10.0

Listing remarks MLS

LOOKING FOR A QUICK MOVE-IN ON A NEARLY NEW HOME? This 2 year old, beautifully designed home in the Retreat at East Argent offers a single-level floorplan, with three bedrooms and an open, functional layout ideal for everyday living and entertaining. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry, all opening seamlessly to the dining area and family room. The privately situated owner's suite includes a large walk-in closet, single vanity, and walk-in shower. Two additional guest bedrooms are generously sized. Smart home technology and 2'' faux wood blinds are included.

Key facts

• Walk-in closet
• Spacious kitchen
• Walk-in shower

Tags

• SINGLE-LEVEL FLOORPLAN
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Community clubhouse; Fitness center; Fire pit; Gas available in community areas; Picnic area; Playground; Pool; Trails

Exterior

• Parking: Driveway; Detached garage (1 car)
• Security: Fire alarm; Smoke detectors
• Utilities: Public water
• Home design: Single-story; Vinyl siding; Asphalt roof; Other builder model
• Construction: Vinyl siding construction; Asphalt shingle roof
• Exterior features: Sprinkler/irrigation system; Paved driveway; Patio; Community pool; Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Tankless water heater
• Bedrooms: Main level primary
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Ceiling fans; Multiple closets; Smooth ceilings; Separate shower; Unfinished walls; Window treatments; Entrance foyer; Screens on windows; Unfurnished
• Laundry & utility: Laundry room; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (28.4% below list).
• Recommended offer: $235k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: amenities F, commute F, cost of living 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: Hardeeville Elementary (math 9% / reading 13%, grade F, #581 of 597 statewide, top 97%, 610 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,354/mo this rent would consume 58% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Recommended offer $235,403 (28.4% 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 119 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $337,155
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Holiday St	0.30mi	3/2.0	1,183 (0%)	1mo	$340,000	$287	85
1398 Sanctum St	0.31mi	3/2.0	1,151 (-3%)	5mo	$323,490	$281	77
1022 Sanctum St	0.44mi	3/2.0	1,151 (-3%)	1mo	$327,990	$285	74
933 Sanctum St	0.46mi	3/2.0	1,151 (-3%)	0mo	$343,990	$299	74
1145 Sanctum St	0.43mi	3/2.0	1,151 (-3%)	3mo	$331,990	$288	73
1375 Sanctum St	0.34mi	3/2.0	1,249 (+6%)	6mo	$360,990	$289	70
953 Sanctum St	0.46mi	3/2.0	1,249 (+6%)	1mo	$346,990	$278	69
1088 Sanctum St	0.42mi	3/2.0	1,257 (+6%)	4mo	$336,990	$268	67
269 Rifle Rd	0.43mi	3/2.0	1,347 (+14%)	3mo	$339,990	$252	55
269 Rifle Rd	0.44mi	3/2.0	1,347 (+14%)	3mo	$399,990	$297	54
113 Gun Powder Ct	0.46mi	3/2.0	1,347 (+14%)	3mo	$349,990	$260	52
113 Gun Powder Ct	0.46mi	3/2.0	1,347 (+14%)	4mo	$349,990	$260	52

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: 21.9%
• Equity multiple: 2.76×
• Total profit: $162,539
• Equity at exit: $296,389

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $491,574
• Equity at exit: $639,175

Cash invested: $92,120 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-260

Break-even live

Break-even rent $2,684

Max offer price $283,000

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-167	+0% $-260	+5% $-354	+10% $-447
Rent	-10% $-446	-5% $-353	+0% $-260	+5% $-167	+10% $-74
Rate	-1.0pp $-95	-0.5pp $-177	base $-260	+0.5pp $-346	+1.0pp $-432

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	22d	1	0.07mi
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	22d	1	0.37mi
76 Rutledge Dr Ridgeland, SC	1.0–2.0	1.0–2.0	1037	$1,944	$1.87	15d	42	1.16mi

Listing history 16 events

1. 2026-06-10
   days on market $329,000 Active 119 DOM
2. 2026-06-09
   days on market $329,000 Active 118 DOM
3. 2026-06-08
   days on market $329,000 Active 117 DOM
4. 2026-06-07
   remarks 649-char remark
5. 2026-06-07
   days on market $329,000 Active 116 DOM
6. 2026-06-03
   days on market $329,000 Active 112 DOM
7. 2026-06-02
   days on market $329,000 Active 111 DOM
8. 2026-06-01
   days on market $329,000 Active 110 DOM
9. 2026-05-31
   days on market $329,000 Active 109 DOM
10. 2026-05-30
    days on market $329,000 Active 108 DOM
11. 2026-02-11
    listed $329,000 Active

    Show marketing remark (620 chars)

    LOOKING FOR A QUICK MOVE-IN ON A NEARLY NEW HOME? This 2 year old, beautifully designed home in the Retreat at East Argent offers a single-level floorplan, with three bedrooms and an open, functional layout ideal for everyday living and entertaining. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry, all opening seamlessly to the dining area and family room. The privately situated owner's suite includes a large walk-in closet, single vanity, and walk-in shower. Two additional guest bedrooms are generously sized. Smart home technology and 2'' faux wood blinds are included.

12. 2026-02-11
    listed $329,000 Active 620-char remark

    Show marketing remark (620 chars)

    LOOKING FOR A QUICK MOVE-IN ON A NEARLY NEW HOME? This 2 year old, beautifully designed home in the Retreat at East Argent offers a single-level floorplan, with three bedrooms and an open, functional layout ideal for everyday living and entertaining. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry, all opening seamlessly to the dining area and family room. The privately situated owner's suite includes a large walk-in closet, single vanity, and walk-in shower. Two additional guest bedrooms are generously sized. Smart home technology and 2'' faux wood blinds are included.

13. 2023-08-17
    soldstatus $316,590 Closed 642-char remark

    Show marketing remark (642 chars)

    The Retreat at East Argent, Resort Style Living - WOW! Amazing 3 Bedroom single level Starting in Low $300's! The Sullivan plan is single story living at its finest! Large Kitchen w/ Granite Countertops, Stainless Steel Appliances, Pantry is OPEN to Dining Area & Family Room! Perfect for Entertaining! The Privately Located Owner's Suite enjoys LARGE Walk-In Closet & Single Vanity complete w/ Walk-In Shower! Two Guest Bedrooms are very spacious! Smart Home Technology & 2'' Faux Wood Blinds Included! Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built.

14. 2023-05-16
    status Pending 642-char remark

    Show marketing remark (642 chars)

    The Retreat at East Argent, Resort Style Living - WOW! Amazing 3 Bedroom single level Starting in Low $300's! The Sullivan plan is single story living at its finest! Large Kitchen w/ Granite Countertops, Stainless Steel Appliances, Pantry is OPEN to Dining Area & Family Room! Perfect for Entertaining! The Privately Located Owner's Suite enjoys LARGE Walk-In Closet & Single Vanity complete w/ Walk-In Shower! Two Guest Bedrooms are very spacious! Smart Home Technology & 2'' Faux Wood Blinds Included! Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built.

15. 2023-05-11
    listed $315,490 Active 642-char remark

    Show marketing remark (642 chars)

    The Retreat at East Argent, Resort Style Living - WOW! Amazing 3 Bedroom single level Starting in Low $300's! The Sullivan plan is single story living at its finest! Large Kitchen w/ Granite Countertops, Stainless Steel Appliances, Pantry is OPEN to Dining Area & Family Room! Perfect for Entertaining! The Privately Located Owner's Suite enjoys LARGE Walk-In Closet & Single Vanity complete w/ Walk-In Shower! Two Guest Bedrooms are very spacious! Smart Home Technology & 2'' Faux Wood Blinds Included! Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built.

16. 2023-05-08
    listed $315,490 Active

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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: $28,248
• − Mortgage interest: −$18,429
• − Property taxes: −$3,092
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$9,571
• Taxable loss: −$9,009
• Est. tax savings @ 24.0%: +$2,162
• After-tax cash flow: $-963/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): 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

+4.3% since first listed

6 events — show timeline

• 2026-02-11 Listed $329,000 RSMLS
• 2026-02-11 Listed $329,000 LRMLS
• 2023-08-17 Sold (MLS) $316,590 LRMLS
• 2023-05-16 Pending — LRMLS
• 2023-05-11 Listed $315,490 LRMLS
• 2023-05-08 Listed $315,490 RSMLS

Property tax history

-60.4%/yr

Latest (2025): $3,092 · -60.4% YoY. Source: county tax records.