62 Okatie Park Cir E · Hardeeville, SC 29936

$329,900

4 bd · 2.0 ba · 1,593 sqft · SingleFamily · 23 Days on market

Built 2018 6,098 sqft lot Est $323k · at est. ↓ 41% since listing

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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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Perfect home for first time home buyer. A great open floor plan with a formal dining room and separate breakfast area. You will love the open kitchen with center island, 42 in. upper cabinetry and Whirlpool stainless appliances including side-by-side refrigerator. Large family room is the ideal spot for family and friends to gather. Spacious master bedroom suite with large walk-in closet and adjoining master bath with 2 sink vanity and shower over garden tub. 2 additional bedrooms and full bath. Home was built with 4th bedroom option in lieu of garage, this also adds 76 sq ft of storage space. There is ample parking with 16 ft wide driveway.

Key facts

• Open floor plan
• Formal dining room
• Open kitchen

Tags

• OPEN FLOOR PLAN
• FORMAL DINING ROOM
• SEPARATE BREAKFAST AREA
• OPEN KITCHEN
• CENTER ISLAND
• WHIRLPOOL STAINLESS APPLIANCES

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community picnic area; Playground

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-story; Vinyl siding; Asphalt roof; Model: Other
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Pantry; Eat-in kitchen
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air (electric)
• Interior features: Ceiling fan(s); Entrance foyer; Main level primary; Eat-in kitchen layout; Pantry
• Laundry & utility: Laundry room; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $32 ($387/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 $250k (24.2% below list).
• Recommended offer: $250k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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: 359 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,501/mo this rent would consume 61% 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 23 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $174k; list at $330k implies a 90% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,060 (24.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $323,379
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Okatie Park Cir E	0.18mi	4/2.0	1,593 (0%)	22mo	$323,000	$203	73
109 Okatie Park Circle Cir E	0.09mi	3/2.5 (-1)	1,556 (-2%)	20mo	$292,000	$188	68
132 Okatie Park Cir W	0.15mi	3/2.0 (-1)	1,449 (-9%)	6mo	$341,000	$235	68
65 Okatie Park Cir E	0.03mi	4/2.0	1,440 (-10%)	20mo	$275,000	$191	66
173 Okatie Park Cir E	0.20mi	3/2.0 (-1)	1,455 (-9%)	7mo	$315,000	$216	66
58 Okatie Park Pl	0.27mi	3/2.0 (-1)	1,455 (-9%)	9mo	$325,000	$223	60
191 Okatie Park Cir E	0.23mi	3/2.5 (-1)	1,766 (+11%)	15mo	$325,000	$184	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: 24.6%
• Equity multiple: 2.97×
• Total profit: $181,555
• Equity at exit: $297,200

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $532,700
• Equity at exit: $640,923

Cash invested: $92,372 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,501 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $32

Break-even live

Break-even rent $2,460

Max offer price $329,900

Occupancy floor 94%

Sensitivity live

Price	-10% $219	-5% $126	+0% $32	+5% $-61	+10% $-155
Rent	-10% $-165	-5% $-67	+0% $32	+5% $131	+10% $230
Rate	-1.0pp $198	-0.5pp $116	base $32	+0.5pp $-53	+1.0pp $-140

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Okatie Park Cir W Unit B Ridgeland, SC	3.0	2.5	1650	$2,650	$1.61	14d	1	0.12mi

Listing history 17 events

1. 2026-06-21
   days on market $329,900 Active 23 DOM
2. 2026-06-18
   days on market $329,900 Active 20 DOM
3. 2026-06-17
   days on market $329,900 Active 19 DOM
4. 2026-06-16
   days on market $329,900 Active 18 DOM
5. 2026-06-15
   days on market $329,900 Active 17 DOM
6. 2026-06-14
   days on market $329,900 Active 15 DOM
7. 2026-06-13
   days on market $329,900 Active 14 DOM
8. 2026-06-10
   days on market $329,900 Active 12 DOM
9. 2026-06-09
   days on market $329,900 Active 11 DOM
10. 2026-06-08
    days on market $329,900 Active 10 DOM
11. 2026-06-07
    days on market $329,900 Active 9 DOM
12. 2026-06-03
    days on market $329,900 Active 5 DOM
13. 2026-06-02
    days on market $329,900 Active 4 DOM
14. 2026-06-01
    days on market $329,900 Active 3 DOM
15. 2026-05-31
    days on market $329,900 Active 2 DOM
16. 2026-05-30
    remarks 649-char remark
17. 2026-05-30
    listed $329,900 Active 1 DOM

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,880 · $157/mo
• Expected delta: +$971/yr (+$81/mo · 106.8%)

ⓘ 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 10/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,007
• − Mortgage interest: −$18,480
• − Property taxes: −$909
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$9,597
• Taxable loss: −$5,429
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $1,690/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

• 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

-41.1% since first listed

6 events — show timeline

• 2026-05-30 Listed $329,900 RSMLS
• 2026-05-27 Listed $329,900 LRMLS
• 2018-07-31 Sold (MLS) $174,000 LRMLS
• 2017-12-29 Sold (Public Records) $290,000 Public Records
• 2017-11-02 Listed $174,520 LRMLS
• 2015-02-11 Sold (Public Records) $560,000 Public Records

Property tax history

+20.1%/yr

Latest (2025): $909 · +1.3% YoY. Source: county tax records.