420 Crimson Pointe Dr · Hardeeville, SC 29927

$375,166

4 bd · 2.5 ba · 1,837 sqft · SingleFamily · 1 Days on market

Built 2026 Est $338k · 11% over

---

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 +8.1/30.0
• Livability +3.2/5.0
• ARV discount +2.6/15.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Listing remarks

This new two-story home design combines style and convenience. The first floor features an open floorplan connecting the family room, dining room and kitchen, which has a large center island. A patio enhances outdoor enjoyment. Upstairs are a centrally situated loft, three secondary bedrooms and an owner's suite with a luxe bathroom and a large walk-in closet.

Key facts

• Large center island
• Open floorplan
• Luxe bathroom

Tags

• OPEN FLOORPLAN
• LARGE CENTER ISLAND
• CENTRALLY SITUATED LOFT
• LUXE BATHROOM
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 420 Crimson Pointe Dr, Hardeeville, SC 29927; Status: Active; Last modified: 2026-06-21
• Financial info: List price $375,166

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family residence; Spec inventory
• Exterior features: Living area approximately 1,837

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built home (ATLANTA plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-798 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (25.1% below list).
• Recommended offer: $260k (30.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: Rents soft (-1.7%/yr); 504 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,811/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 337% 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 $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,627 (30.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $338,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
766 Crimson Pointe Dr	0.16mi	4/2.5	1,869 (+2%)	1mo	$336,610	$180	89
747 Crimson Pointe Dr	0.16mi	4/2.5	1,853 (+1%)	3mo	$333,342	$180	88
734 Crimson Pointe Dr	0.14mi	4/2.5	1,869 (+2%)	2mo	$326,163	$175	88
933 Sweetbay Dr	0.11mi	4/2.0	1,885 (+3%)	1mo	$355,509	$189	88
848 Crimson Point Dr	0.20mi	4/2.5	1,837 (0%)	4mo	$334,791	$182	87
853 Sweetbay Dr	0.14mi	4/2.0	1,885 (+3%)	0mo	$330,000	$175	87
811 Sweetbay Dr	0.16mi	4/2.0	1,885 (+3%)	2mo	$362,280	$192	85
52 Red Dogwood Ln	0.23mi	4/2.0	1,779 (-3%)	1mo	$339,000	$191	81
409 Dreher Dr	0.39mi	4/2.5	1,958 (+7%)	2mo	$360,000	$184	69
86 Garden Mist Ln	0.41mi	3/2.5 (-1)	2,014 (+10%)	4mo	$370,000	$184	56
213 Clearwater Walk	0.63mi	3/2.0 (-1)	1,750 (-5%)	2mo	$460,000	$263	54
438 Givhans Loop	0.49mi	3/2.0 (-1)	1,622 (-12%)	1mo	$341,284	$210	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $145,537
• Equity at exit: $337,979

10-year hold

• IRR: 15.6%
• Equity multiple: 5.33×
• Total profit: $454,429
• Equity at exit: $728,865

Cash invested: $105,046 (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 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 504
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,811 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,627/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-798

Break-even live

Break-even rent $3,822

Max offer price $259,627

Occupancy floor —

Sensitivity live

Price	-10% $-539	-5% $-669	+0% $-798	+5% $-928	+10% $-1,058
Rent	-10% $-1,021	-5% $-909	+0% $-798	+5% $-687	+10% $-576
Rate	-1.0pp $-610	-0.5pp $-703	base $-798	+0.5pp $-896	+1.0pp $-995

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: $93,792
• Closing costs: $11,255
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
183 Black Diamond Ln Hardeeville, SC	4.0	2.5	2524	$3,000	$1.19	15d	1	0.12mi
198 Dreher Dr Hardeeville, SC	4.0	3.0	2500	$2,900	$1.16	23d	1	0.35mi

Listing history 2 events

1. 2026-06-22
   remarks 362-char remark
2. 2026-06-22
   listed $375,166 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $33,733
• − Mortgage interest: −$21,015
• − Property taxes: −$5,627
• − Insurance: −$6,994
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$10,914
• Taxable loss: −$16,215
• Est. tax savings @ 24.0%: +$3,892
• After-tax cash flow: $-5,690/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

• Census place: Hardeeville, SC
• County: Jasper County · 26,362 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

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: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• 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