74 Bottom Board Ct · Ridgeland, SC 29936

$349,990

4 bd · 2.5 ba · 1,927 sqft · SingleFamily · 68 Days on market

Built 2026 6,970 sqft lot Est $378k · 7% under $58/mo HOA · 2% of rent

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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).

• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Schools +1.4/10.0

Listing remarks MLS

Discover the Aisle floor plan in D. R. Horton's The Groves at Bees Creek community, offering modern style and everyday functionality. This two-story home features 4 bedrooms and 2.5 bathrooms, designed for comfortable living and growing households. The open-concept main level connects the kitchen, dining, and living areas, creating a bright and inviting space. The kitchen includes stylish cabinetry, energy-efficient appliances, and ample counter space for daily living and entertaining. Upstairs, the spacious owner's suite offers a private retreat with an en-suite bath and walk-in closet, while three additional bedrooms provide flexibility for guests, work, or play. With smart home features, energy-efficient construction, and a convenient location near Savannah, the Aisle plan delivers comfort, value, and modern convenience. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

Key facts

• Pantry
• Ample cabinetry
• Large kitchen

Tags

• LARGE KITCHEN
• AMPLE CABINETRY
• COUNTER SPACE
• PANTRY
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community trails

Exterior

• Parking: Driveway; Attached two-car garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: 2-story home; Under construction
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Paved driveway; Patio

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Self-cleaning oven; Pantry
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Insulated windows; Attic; Carbon monoxide detector; Main level primary bedroom; Multiple closets; Smooth ceilings; Smart thermostat; Pantry
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-484 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (27.9% below list).
• Recommended offer: $252k (27.9% 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 $2,523/mo this rent would consume 62% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 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; severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,277 (27.9% 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 68 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $377,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Veil Dr	0.06mi	4/2.5	1,927 (0%)	3mo	$343,490	$178	94
30 Bottom Board Ct	0.10mi	4/2.5	1,927 (0%)	1mo	$351,490	$182	94
70 Veil Dr	0.14mi	4/2.5	1,927 (0%)	2mo	$345,990	$180	92
13 Bottom Board Ct	0.11mi	4/2.5	1,927 (0%)	6mo	$371,490	$193	90
21 Bottom Board Ct	0.11mi	4/2.0	1,774 (-8%)	0mo	$352,300	$199	79
54 Bottom Board Ct	0.09mi	4/2.0	1,774 (-8%)	4mo	$347,490	$196	77
78 Bottom Board Ct	0.09mi	4/2.0	1,774 (-8%)	4mo	$354,490	$200	77
94 Veil Dr	0.18mi	4/2.0	1,774 (-8%)	0mo	$351,990	$198	76
74 Veil Dr	0.18mi	4/2.0	1,774 (-8%)	3mo	$355,490	$200	74
156 Red Pine Rd	0.40mi	3/2.5 (-1)	1,830 (-5%)	2mo	$342,500	$187	66
14 Virginia Pne	0.26mi	3/2.5 (-1)	1,700 (-12%)	6mo	$320,000	$188	58
2641 Bees Creek Rd	0.63mi	3/2.0 (-1)	2,069 (+7%)	6mo	$689,000	$333	46

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $159,880
• Equity at exit: $315,299

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $495,193
• Equity at exit: $679,954

Cash invested: $97,997 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$58
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-484

Break-even live

Break-even rent $3,135

Max offer price $279,996

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-363	+0% $-484	+5% $-605	+10% $-726
Rent	-10% $-683	-5% $-583	+0% $-484	+5% $-384	+10% $-284
Rate	-1.0pp $-307	-0.5pp $-395	base $-484	+0.5pp $-574	+1.0pp $-667

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 24 events

1. 2026-06-15
   remarks 683-char remark
2. 2026-06-15
   statusdays on marketlisting id $349,990 Pending 68 DOM
3. 2026-06-14
   days on market $349,990 Active 78 DOM
4. 2026-06-13
   days on market $349,990 Active 77 DOM
5. 2026-06-10
   days on market $349,990 Active 75 DOM
6. 2026-06-09
   days on market $349,990 Active 74 DOM
7. 2026-06-08
   days on market $349,990 Active 73 DOM
8. 2026-06-07
   pricedays on market $349,990 Active 72 DOM
9. 2026-06-03
   days on market $354,490 Active 68 DOM
10. 2026-06-02
    days on market $354,490 Active 67 DOM
11. 2026-06-01
    days on market $354,490 Active 66 DOM
12. 2026-05-31
    days on market $354,490 Active 65 DOM
13. 2026-05-30
    days on market $354,490 Active 64 DOM
14. 2026-05-06
    price $354,490 1031-char remark

    Show marketing remark (1031 chars)

    Discover the Aisle floor plan in D. R. Horton's The Groves at Bees Creek community, offering modern style and everyday functionality. This two-story home features 4 bedrooms and 2.5 bathrooms, designed for comfortable living and growing households. The open-concept main level connects the kitchen, dining, and living areas, creating a bright and inviting space. The kitchen includes stylish cabinetry, energy-efficient appliances, and ample counter space for daily living and entertaining. Upstairs, the spacious owner's suite offers a private retreat with an en-suite bath and walk-in closet, while three additional bedrooms provide flexibility for guests, work, or play. With smart home features, energy-efficient construction, and a convenient location near Savannah, the Aisle plan delivers comfort, value, and modern convenience. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

15. 2026-05-06
    price $354,990 1031-char remark

    Show marketing remark (1031 chars)

    Discover the Aisle floor plan in D. R. Horton's The Groves at Bees Creek community, offering modern style and everyday functionality. This two-story home features 4 bedrooms and 2.5 bathrooms, designed for comfortable living and growing households. The open-concept main level connects the kitchen, dining, and living areas, creating a bright and inviting space. The kitchen includes stylish cabinetry, energy-efficient appliances, and ample counter space for daily living and entertaining. Upstairs, the spacious owner's suite offers a private retreat with an en-suite bath and walk-in closet, while three additional bedrooms provide flexibility for guests, work, or play. With smart home features, energy-efficient construction, and a convenient location near Savannah, the Aisle plan delivers comfort, value, and modern convenience. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

16. 2026-05-06
    price $354,490 1031-char remark

    Show marketing remark (1031 chars)

    Discover the Aisle floor plan in D. R. Horton's The Groves at Bees Creek community, offering modern style and everyday functionality. This two-story home features 4 bedrooms and 2.5 bathrooms, designed for comfortable living and growing households. The open-concept main level connects the kitchen, dining, and living areas, creating a bright and inviting space. The kitchen includes stylish cabinetry, energy-efficient appliances, and ample counter space for daily living and entertaining. Upstairs, the spacious owner's suite offers a private retreat with an en-suite bath and walk-in closet, while three additional bedrooms provide flexibility for guests, work, or play. With smart home features, energy-efficient construction, and a convenient location near Savannah, the Aisle plan delivers comfort, value, and modern convenience. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

17. 2026-05-04
    price $354,490

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Aisle plan is a 4-bedroom 2.5 bath home is 2 story living at its finest. The main level features a large kitchen with ample cabinetry, counter space, pantry, center island, & stainless-steel appliances! The kitchen is Open to the generous living area with family room & dining area- perfect for entertaining! 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.

18. 2026-05-04
    price $354,490 731-char remark

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Aisle plan is a 4-bedroom 2.5 bath home is 2 story living at its finest. The main level features a large kitchen with ample cabinetry, counter space, pantry, center island, & stainless-steel appliances! The kitchen is Open to the generous living area with family room & dining area- perfect for entertaining! 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.

19. 2026-04-22
    status Active 731-char remark

    Show marketing remark (1031 chars)

    Discover the Aisle floor plan in D. R. Horton's The Groves at Bees Creek community, offering modern style and everyday functionality. This two-story home features 4 bedrooms and 2.5 bathrooms, designed for comfortable living and growing households. The open-concept main level connects the kitchen, dining, and living areas, creating a bright and inviting space. The kitchen includes stylish cabinetry, energy-efficient appliances, and ample counter space for daily living and entertaining. Upstairs, the spacious owner's suite offers a private retreat with an en-suite bath and walk-in closet, while three additional bedrooms provide flexibility for guests, work, or play. With smart home features, energy-efficient construction, and a convenient location near Savannah, the Aisle plan delivers comfort, value, and modern convenience. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

20. 2026-04-22
    listed $354,990 Active 1031-char remark

    Show marketing remark (1031 chars)

    Discover the Aisle floor plan in D. R. Horton's The Groves at Bees Creek community, offering modern style and everyday functionality. This two-story home features 4 bedrooms and 2.5 bathrooms, designed for comfortable living and growing households. The open-concept main level connects the kitchen, dining, and living areas, creating a bright and inviting space. The kitchen includes stylish cabinetry, energy-efficient appliances, and ample counter space for daily living and entertaining. Upstairs, the spacious owner's suite offers a private retreat with an en-suite bath and walk-in closet, while three additional bedrooms provide flexibility for guests, work, or play. With smart home features, energy-efficient construction, and a convenient location near Savannah, the Aisle plan delivers comfort, value, and modern convenience. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

21. 2026-03-31
    price $354,990
22. 2026-03-27
    listed $355,490 Active

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Aisle plan is a 4-bedroom 2.5 bath home is 2 story living at its finest. The main level features a large kitchen with ample cabinetry, counter space, pantry, center island, & stainless-steel appliances! The kitchen is Open to the generous living area with family room & dining area- perfect for entertaining! 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.

23. 2026-03-27
    listed $354,990 Active 731-char remark

    Show marketing remark (731 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! The Aisle plan is a 4-bedroom 2.5 bath home is 2 story living at its finest. The main level features a large kitchen with ample cabinetry, counter space, pantry, center island, & stainless-steel appliances! The kitchen is Open to the generous living area with family room & dining area- perfect for entertaining! 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.

24. 2026-03-25
    listed $355,490 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 15 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: $30,273
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − HOA: −$696
• − Depreciation: −$10,182
• Taxable loss: −$12,053
• Est. tax savings @ 24.0%: +$2,893
• After-tax cash flow: $-2,912/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

-0.3% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $354,490 Zillow
• 2026-05-06 Price Changed $354,990 Zillow
• 2026-05-06 Price Changed $354,490 Zillow
• 2026-05-04 Price Changed $354,490 RSMLS
• 2026-05-04 Price Changed $354,490 LRMLS
• 2026-04-22 Relisted — LRMLS
• 2026-04-22 Listed $354,990 Zillow
• 2026-03-31 Price Changed $354,990 RSMLS
• 2026-03-27 Listed $355,490 RSMLS
• 2026-03-27 Listed $354,990 LRMLS
• 2026-03-25 Listed $355,490 LRMLS