Camellia Plan · Hardeeville, SC 29927

$319,992

2 bd · 2.0 ba · 1,315 sqft · SingleFamily · 956 Days on market

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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
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• Schools +1.4/10.0
• DSCR +0.6/10.0

Listing remarks

Latitude Margaritaville Hilton Head by Minto Communities is a dynamic new community that brings a fun, "no worries" vibe to lowcountry living. Latitude Margaritaville Hilton Head by Minto Communities is located in Hardeeville, SC - the scenic gateway to Hilton Head Island. This dynamic new community for those 55-and- better who are "growing older. .. but not up" combines South Carolina's charm and hospitality with Latitude Margaritaville's "no worries" tropical vibe to deliver a whole new element to lowcountry living. Latitude Margaritaville is a totally new lifestyle concept by master developer Minto Communities and global lifestyle brand Margaritaville Holdin

Key facts

• 2 garage spots
• Listed 956 days

Property features AI

Finance

• Financial info: List price $319,992

Exterior

• Home design: Single-family home (Camellia plan); Address: 356 Latitude Blvd, Hardeeville, SC 29927
• Exterior features: Living area 1,315 (per listing)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan name: Camellia; Active new construction plan

🏗️ New construction. The $319,992 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $391,870.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-692 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (20.2% below list).
• Recommended offer: $255k (20.2% below list) — sets the bar for 1% rule.

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; 4 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).
• This rent runs 42% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 956 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,217 (20.2% 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 956 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.57%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $391,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Salty Fin Dr	0.01mi	2/2.0	1,321 (+0%)	21mo	$397,483	$301	81
87 Salty Fin Dr	0.01mi	2/2.0	1,321 (+0%)	21mo	$357,349	$271	81
221 Salty Fin Dr	0.01mi	2/2.0	1,321 (+0%)	21mo	$369,493	$280	81
86 Salty Fin Dr	0.01mi	2/2.0	1,378 (+5%)	21mo	$411,247	$298	74
85 Salty Fin Dr	0.01mi	2/2.0	1,378 (+5%)	21mo	$396,462	$288	74
147 Salty Fin Dr	0.01mi	2/2.0	1,378 (+5%)	22mo	$410,053	$298	74
243 Salty Fin Dr	0.01mi	2/2.0	1,378 (+5%)	22mo	$399,793	$290	73
65 Salty Fin Dr	0.01mi	2/2.0	1,204 (-8%)	21mo	$370,963	$308	68
165 Salty Fin Dr	0.01mi	2/2.0	1,204 (-8%)	22mo	$352,469	$293	67
167 Salty Fin Dr	0.01mi	2/2.0	1,466 (+12%)	22mo	$384,300	$262	62
131 Conch Shell Ct	0.52mi	2/2.0	1,503 (+14%)	14mo	$449,500	$299	40
75 Conch Shell Ct	0.50mi	2/2.0	1,507 (+15%)	22mo	$490,000	$325	34

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $161,914
• Equity at exit: $353,028

10-year hold

• IRR: 16.5%
• Equity multiple: 5.54×
• Total profit: $498,149
• Equity at exit: $761,317

Cash invested: $109,724 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,552 medium
• Mortgage (P&I): −$2,055
• Tax est. 1.5%: −$490 /mo · $5,878/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-692

Break-even live

Break-even rent $3,428

Max offer price $291,750

Occupancy floor —

Sensitivity live

Price	-10% $-421	-5% $-556	+0% $-692	+5% $-827	+10% $-963
Rent	-10% $-894	-5% $-793	+0% $-692	+5% $-591	+10% $-490
Rate	-1.0pp $-495	-0.5pp $-592	base $-692	+0.5pp $-793	+1.0pp $-897

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: $97,968
• Closing costs: $11,756
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Sand Dollar Dr Hardeeville, SC	2.0	2.0	1507	$3,000	$1.99	15d	1	1.16mi
439 Starfish Pl Hardeeville, SC	2.0	2.0	1862	$3,200	$1.72	22d	1	1.24mi
1417 Shoreside Dr Hardeeville, SC	2.0	2.0	1204	$2,600	$2.16	22d	1	1.30mi
1495 Shoreside Dr Hardeeville, SC	2.0	2.0	1378	$2,850	$2.07	15d	1	1.33mi

Listing history 16 events

1. 2026-06-21
   days on market $319,992 Active 956 DOM
2. 2026-06-18
   days on market $319,992 Active 953 DOM
3. 2026-06-17
   days on market $319,992 Active 952 DOM
4. 2026-06-16
   days on market $319,992 Active 951 DOM
5. 2026-06-15
   days on market $319,992 Active 950 DOM
6. 2026-06-14
   days on market $319,992 Active 948 DOM
7. 2026-06-13
   days on market $319,992 Active 947 DOM
8. 2026-06-10
   days on market $319,992 Active 945 DOM
9. 2026-06-09
   days on market $319,992 Active 944 DOM
10. 2026-06-08
    days on market $319,992 Active 943 DOM
11. 2026-06-07
    days on market $319,992 Active 942 DOM
12. 2026-06-03
    days on market $319,992 Active 938 DOM
13. 2026-06-02
    days on market $319,992 Active 937 DOM
14. 2026-06-01
    days on market $319,992 Active 936 DOM
15. 2026-05-31
    days on market $319,992 Active 935 DOM
16. 2026-05-30
    days on market $319,992 Active 934 DOM

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

Taxation est. · year 1

• Rental income: $30,626
• − Mortgage interest: −$21,951
• − Property taxes: −$5,878
• − Insurance: −$1,959
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$11,400
• Taxable loss: −$15,462
• Est. tax savings @ 24.0%: +$3,711
• After-tax cash flow: $-4,592/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