1877 Sanctum Dr · Hardeeville, SC 29936

$341,000

3 bd · 2.0 ba · 1,183 sqft · SingleFamily · 166 Days on market

Built 2023 5,662 sqft lot Est $337k · at est.

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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
• Cash flow +8.2/30.0
• ARV discount +7.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to The Retreat at East Argent and this better than new home! Experience single-story living at its finest in this beautifully designed home. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry. Kitchen opens seamlessly to the dining area and family room—an ideal layout for everyday living and entertaining. The privately located primary suite offers a generous walk-in closet and a well-appointed bath with a walk-in shower. Two additional guest bedrooms provide ample space & comfort. A wonderful blend of function and style awaits! Enjoy evenings on the patio in the backyard. Community amenities include pool, fitness center, playground, fire pit & pavilion. This is a must-see home - builder warranties still in place and multiple owner upgrades!

Key facts

• Single-story living
• Walk-in closet
• Spacious kitchen

Tags

• SINGLE-STORY LIVING
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, playground, and pool

Exterior

• Parking: One-car detached garage; Garage parking
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story home
• Construction: Vinyl siding; Composition shingle roof
• Exterior features: Community pool; No additional exterior features listed; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Main-level primary bedroom; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $341k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (30.9% below list).
• Recommended offer: $236k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 359 active listings in the ZIP; 3 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).
• At $2,357/mo this rent would consume 58% 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 $36k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,677 (30.9% 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 166 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $337,155
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Holiday St	0.33mi	3/2.0	1,183 (0%)	1mo	$340,000	$287	84
1398 Sanctum St	0.23mi	3/2.0	1,151 (-3%)	5mo	$323,490	$281	81
1022 Sanctum St	0.38mi	3/2.0	1,151 (-3%)	1mo	$327,990	$285	77
933 Sanctum St	0.40mi	3/2.0	1,151 (-3%)	0mo	$343,990	$299	77
1145 Sanctum St	0.36mi	3/2.0	1,151 (-3%)	3mo	$331,990	$288	77
1375 Sanctum St	0.26mi	3/2.0	1,249 (+6%)	6mo	$360,990	$289	74
953 Sanctum St	0.40mi	3/2.0	1,249 (+6%)	1mo	$346,990	$278	72
1088 Sanctum St	0.35mi	3/2.0	1,257 (+6%)	4mo	$336,990	$268	70
269 Rifle Rd	0.34mi	3/2.0	1,347 (+14%)	3mo	$339,990	$252	59
269 Rifle Rd	0.36mi	3/2.0	1,347 (+14%)	3mo	$399,990	$297	58
113 Gun Powder Ct	0.38mi	3/2.0	1,347 (+14%)	3mo	$349,990	$260	56
113 Gun Powder Ct	0.38mi	3/2.0	1,347 (+14%)	4mo	$349,990	$260	56

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: 21.5%
• Equity multiple: 2.73×
• Total profit: $165,543
• Equity at exit: $307,200

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $503,156
• Equity at exit: $662,488

Cash invested: $95,480 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$1,788
• Tax from tax record: −$247 /mo · $2,965/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-316

Break-even live

Break-even rent $2,756

Max offer price $285,251

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-219	+0% $-316	+5% $-412	+10% $-509
Rent	-10% $-502	-5% $-409	+0% $-316	+5% $-222	+10% $-129
Rate	-1.0pp $-144	-0.5pp $-229	base $-316	+0.5pp $-404	+1.0pp $-494

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: $85,250
• Closing costs: $10,230
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	23d	1	0.17mi
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	23d	1	0.36mi
76 Rutledge Dr Ridgeland, SC	1.0–2.0	1.0–2.0	1037	$1,944	$1.87	15d	42	1.21mi

Listing history 24 events

1. 2026-06-21
   days on market $341,000 Active 166 DOM
2. 2026-06-18
   days on market $341,000 Active 163 DOM
3. 2026-06-17
   days on market $341,000 Active 162 DOM
4. 2026-06-16
   price $341,000 Active 161 DOM
5. 2026-06-16
   days on market $342,500 Active 161 DOM
6. 2026-06-15
   days on market $342,500 Active 160 DOM
7. 2026-06-14
   days on market $342,500 Active 158 DOM
8. 2026-06-13
   days on market $342,500 Active 157 DOM
9. 2026-06-10
   days on market $342,500 Active 155 DOM
10. 2026-06-09
    days on market $342,500 Active 154 DOM
11. 2026-06-08
    days on market $342,500 Active 153 DOM
12. 2026-06-07
    days on market $342,500 Active 152 DOM
13. 2026-06-03
    days on market $342,500 Active 148 DOM
14. 2026-06-02
    days on market $342,500 Active 147 DOM
15. 2026-06-01
    days on market $342,500 Active 146 DOM
16. 2026-05-31
    days on market $342,500 Active 145 DOM
17. 2026-05-30
    days on market $342,500 Active 144 DOM
18. 2026-02-19
    price $342,500

    Show marketing remark (813 chars)

    Welcome to The Retreat at East Argent and this better than new home! Experience single-story living at its finest in this beautifully designed home. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry. Kitchen opens seamlessly to the dining area and family room—an ideal layout for everyday living and entertaining. The privately located primary suite offers a generous walk-in closet and a well-appointed bath with a walk-in shower. Two additional guest bedrooms provide ample space & comfort. A wonderful blend of function and style awaits! Enjoy evenings on the patio in the backyard. Community amenities include pool, fitness center, playground, fire pit & pavilion. This is a must-see home - builder warranties still in place and multiple owner upgrades!

19. 2026-02-19
    price $342,500 813-char remark

    Show marketing remark (813 chars)

    Welcome to The Retreat at East Argent and this better than new home! Experience single-story living at its finest in this beautifully designed home. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry. Kitchen opens seamlessly to the dining area and family room—an ideal layout for everyday living and entertaining. The privately located primary suite offers a generous walk-in closet and a well-appointed bath with a walk-in shower. Two additional guest bedrooms provide ample space & comfort. A wonderful blend of function and style awaits! Enjoy evenings on the patio in the backyard. Community amenities include pool, fitness center, playground, fire pit & pavilion. This is a must-see home - builder warranties still in place and multiple owner upgrades!

20. 2026-01-06
    listed $345,000 Active

    Show marketing remark (813 chars)

    Welcome to The Retreat at East Argent and this better than new home! Experience single-story living at its finest in this beautifully designed home. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry. Kitchen opens seamlessly to the dining area and family room—an ideal layout for everyday living and entertaining. The privately located primary suite offers a generous walk-in closet and a well-appointed bath with a walk-in shower. Two additional guest bedrooms provide ample space & comfort. A wonderful blend of function and style awaits! Enjoy evenings on the patio in the backyard. Community amenities include pool, fitness center, playground, fire pit & pavilion. This is a must-see home - builder warranties still in place and multiple owner upgrades!

21. 2026-01-06
    listed $345,000 Active 813-char remark

    Show marketing remark (813 chars)

    Welcome to The Retreat at East Argent and this better than new home! Experience single-story living at its finest in this beautifully designed home. The spacious kitchen features granite countertops, stainless steel appliances, and a pantry. Kitchen opens seamlessly to the dining area and family room—an ideal layout for everyday living and entertaining. The privately located primary suite offers a generous walk-in closet and a well-appointed bath with a walk-in shower. Two additional guest bedrooms provide ample space & comfort. A wonderful blend of function and style awaits! Enjoy evenings on the patio in the backyard. Community amenities include pool, fitness center, playground, fire pit & pavilion. This is a must-see home - builder warranties still in place and multiple owner upgrades!

22. 2023-09-25
    soldstatus $303,490 Closed 758-char remark

    Show marketing remark (758 chars)

    New Community, The Retreat at East Argent, Resort Style Living - WOW! The Sullivan plan is single story living at its finest! Large Kitchen w/ Granite Countertops, Stainless Steel Appliances & Pantry is OPEN to Dining Area & Family Room! Perfect for Entertaining! The Privately Located Primary Suite enjoys LARGE Walk-In Closet & Bath complete w/ Walk-In Shower! Two Guest Bedrooms are spacious! Smart Home Technology & 2'' Faux Wood Blinds Included! Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction. ** $8500 Towards Closing Cost w/ Preferred Lender and Closing Attorney! ** Photos are of a similar model and not the subject property.

23. 2023-03-14
    historical 758-char remark

    Show marketing remark (758 chars)

    New Community, The Retreat at East Argent, Resort Style Living - WOW! The Sullivan plan is single story living at its finest! Large Kitchen w/ Granite Countertops, Stainless Steel Appliances & Pantry is OPEN to Dining Area & Family Room! Perfect for Entertaining! The Privately Located Primary Suite enjoys LARGE Walk-In Closet & Bath complete w/ Walk-In Shower! Two Guest Bedrooms are spacious! Smart Home Technology & 2'' Faux Wood Blinds Included! Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction. ** $8500 Towards Closing Cost w/ Preferred Lender and Closing Attorney! ** Photos are of a similar model and not the subject property.

24. 2023-03-13
    listed $303,490 758-char remark

    Show marketing remark (758 chars)

    New Community, The Retreat at East Argent, Resort Style Living - WOW! The Sullivan plan is single story living at its finest! Large Kitchen w/ Granite Countertops, Stainless Steel Appliances & Pantry is OPEN to Dining Area & Family Room! Perfect for Entertaining! The Privately Located Primary Suite enjoys LARGE Walk-In Closet & Bath complete w/ Walk-In Shower! Two Guest Bedrooms are spacious! Smart Home Technology & 2'' Faux Wood Blinds Included! Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home is under construction. ** $8500 Towards Closing Cost w/ Preferred Lender and Closing Attorney! ** Photos are of a similar model and not the subject property.

ⓘ 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: $2,965 · $247/mo
• Projected year-2 tax: $2,965 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 17 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: $28,281
• − Mortgage interest: −$19,101
• − Property taxes: −$2,965
• − Insurance: −$1,705
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$9,920
• Taxable loss: −$9,935
• Est. tax savings @ 24.0%: +$2,384
• After-tax cash flow: $-1,403/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): 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

+12.9% since first listed

7 events — show timeline

• 2026-02-19 Price Changed $342,500 RSMLS
• 2026-02-19 Price Changed $342,500 LRMLS
• 2026-01-06 Listed $345,000 RSMLS
• 2026-01-06 Listed $345,000 LRMLS
• 2023-09-25 Sold (MLS) $303,490 LRMLS
• 2023-03-14 Delisted — LRMLS
• 2023-03-13 Listed $303,490 LRMLS

Property tax history

+4.8%/yr

Latest (2025): $2,965 · +4.8% YoY. Source: county tax records.