90 Veil Dr · Ridgeland, SC 29936

$321,300

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 74 Days on market

Built 2026 8,276 sqft lot Est $322k · at est. $58/mo HOA · 2% of rent

---

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 +7.6/30.0
• ARV discount +7.6/15.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

Key facts

• Walk-in closet
• Spacious kitchen
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $321k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (25.4% below list).
• Recommended offer: $240k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities 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: 358 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,396/mo this rent would consume 59% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,639 (25.4% 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 74 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $321,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Veil Dr	0.00mi	4/2.0	1,497 (0%)	1mo	$321,300	$215	99
7 Pollen Dr	0.04mi	4/2.0	1,497 (0%)	1mo	$317,490	$212	98
78 Veil Dr	0.06mi	4/2.0	1,497 (0%)	1mo	$319,490	$213	96
29 Bottom Board Ct	0.13mi	4/2.0	1,497 (0%)	4mo	$333,490	$223	91
22 Bottom Board Ct	0.10mi	4/2.0	1,497 (0%)	7mo	$331,490	$221	89
62 Veil Dr	0.05mi	3/2.0 (-1)	1,518 (+1%)	2mo	$313,490	$207	89
49 Bottom Board Ct	0.17mi	4/2.0	1,497 (0%)	4mo	$317,490	$212	89
17 Bottom Board Ct	0.10mi	4/2.0	1,497 (0%)	8mo	$331,490	$221	89
21 Veil Dr	0.17mi	4/2.0	1,497 (0%)	9mo	$326,990	$218	85
5 Veil Dr	0.22mi	4/2.0	1,497 (0%)	9mo	$328,490	$219	83
97 Ridgeland Lakes Dr	0.24mi	3/2.0 (-1)	1,540 (+3%)	1mo	$325,000	$211	78
14 Virginia Pne	0.18mi	3/2.5 (-1)	1,700 (+14%)	6mo	$320,000	$188	57

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $150,521
• Equity at exit: $289,452

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $462,701
• Equity at exit: $624,215

Cash invested: $89,964 (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: 358
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,685
• Tax est. 1.5%: −$402 /mo · $4,820/yr
• Insurance: −$134
• HOA: −$58
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-385

Break-even live

Break-even rent $2,884

Max offer price $265,549

Occupancy floor —

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: $80,325
• Closing costs: $9,639
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 12 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   status Pending 909-char remark

   Show marketing remark (909 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

3. 2026-04-08
   status Active 909-char remark

   Show marketing remark (909 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

4. 2026-04-07
   price $321,300
5. 2026-03-03
   status Pending 909-char remark

   Show marketing remark (909 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

6. 2026-02-23
   price $309,490
7. 2026-02-10
   price $309,490 909-char remark

   Show marketing remark (909 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

8. 2026-01-30
   price $308,490 909-char remark

   Show marketing remark (909 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

9. 2026-01-05
   price $318,490 909-char remark

   Show marketing remark (909 chars)

   Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

10. 2026-01-05
    price $318,490

    Show marketing remark (909 chars)

    Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

11. 2025-12-28
    listed $317,490 Active 909-char remark

    Show marketing remark (909 chars)

    Welcome tο Thе Grovеѕ at Beеѕ Creek! Perfect locatiοn & vаlue with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Freeport a single-story home w/ 4 bedrooms & 2 bathrooms. The open-concept layout features a spacious kitchen w/ granite countertops, island, pantry, & stainless-steel appliances, flowing into the dining area & family room Perfect for entertaining. The private primary suite at the rear includes a walk-in closet & bath w/ walk-in shower. Three additional bedrooms share a full hall bath. A laundry room is near the foyer, next to the two-car garage. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. The photos are NOT of subject property. Home is under construction. More information on programs and options are available for this home.

12. 2025-12-26
    listed $317,490 Active

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 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: $28,757
• − Mortgage interest: −$17,998
• − Property taxes: −$4,820
• − Insurance: −$1,606
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − HOA: −$696
• − Depreciation: −$9,347
• Taxable loss: −$10,311
• Est. tax savings @ 24.0%: +$2,475
• After-tax cash flow: $-2,149/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 — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- 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: 14,989
• 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

+1.2% since first listed

12 events — show timeline

• 2026-04-20 Pending — LRMLS
• 2026-04-14 Pending — RSMLS
• 2026-04-08 Relisted — RSMLS
• 2026-04-07 Price Changed $321,300 LRMLS
• 2026-03-03 Pending — RSMLS
• 2026-02-23 Price Changed $309,490 LRMLS
• 2026-02-10 Price Changed $309,490 RSMLS
• 2026-01-30 Price Changed $308,490 RSMLS
• 2026-01-05 Price Changed $318,490 RSMLS
• 2026-01-05 Price Changed $318,490 LRMLS
• 2025-12-28 Listed $317,490 RSMLS
• 2025-12-26 Listed $317,490 LRMLS