23 Polite Dr · Burton, SC 29906

$240,000

1 bd · 3.0 ba · 600 sqft · Other public records · 114 Days on market

Built 1999 8,712 sqft lot $400/sqft · 256% above area Est $205k · 17% over ↓ 4% since listing

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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).

• Cash flow +6.0/30.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completelу remοdelеd dοuble-widе іn excellent condition! Τhіs 4-bedroom, 3-bath home features an additional suite--ideal for guests, a home office, or extended family. New deck and brand-new carpet add to the fresh, updated feel throughout. Truly turnkey and move-in ready with nothing left to do. Perfect for a primary residence or investment opportunity.

Key facts

• Move-in ready
• New deck
• Additional suite

Tags

• REMODELED DOUBLE-WIDE
• ADDITIONAL SUITE
• NEW DECK
• BRAND-NEW CARPET
• TURNKEY
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (37.0% below list).
• Recommended offer: $151k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.0% in Burton — 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 58/100 on livability (#261 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, employment D.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.6%/yr); 206 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,248 (37.0% 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 114 days. Have you received any prior offers? Is the seller open to a 37% 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 D-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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $205,000
• List price: $240,000
• Delta: 17.07%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.07×
• Total profit: $-62,743
• Equity at exit: $35,785

10-year hold

• IRR: -15.5%
• Equity multiple: -0.01×
• Total profit: $-67,565
• Equity at exit: $20,751

Cash invested: $67,200 (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 29906

• Home prices YoY: -25.7%
• Rents YoY: 6.6%
• Active inventory: 206
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-464

Break-even live

Break-even rent $2,099

Max offer price $172,898

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-381	+0% $-464	+5% $-547	+10% $-630
Rent	-10% $-583	-5% $-523	+0% $-464	+5% $-404	+10% $-344
Rate	-1.0pp $-343	-0.5pp $-403	base $-464	+0.5pp $-526	+1.0pp $-589

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Village Row Beaufort, SC	1.0–2.0	1.0–2.0	848	$1,575	$1.86	14d	6	1.03mi
100 River Pl Beaufort, SC	1.0–3.0	1.0–2.0	1037	$1,409	$1.36	14d	23	1.30mi

Listing history 19 events

1. 2026-06-18
   days on market $240,000 Active 114 DOM
2. 2026-06-17
   days on market $240,000 Active 113 DOM
3. 2026-06-16
   days on market $240,000 Active 112 DOM
4. 2026-06-15
   days on market $240,000 Active 111 DOM
5. 2026-06-14
   days on market $240,000 Active 109 DOM
6. 2026-06-13
   days on market $240,000 Active 108 DOM
7. 2026-06-10
   days on market $240,000 Active 106 DOM
8. 2026-06-09
   days on market $240,000 Active 105 DOM
9. 2026-06-08
   days on market $240,000 Active 104 DOM
10. 2026-06-07
    days on market $240,000 Active 103 DOM
11. 2026-06-05
    days on market $240,000 Active 100 DOM
12. 2026-06-03
    days on market $240,000 Active 99 DOM
13. 2026-06-02
    days on market $240,000 Active 98 DOM
14. 2026-06-01
    days on market $240,000 Active 97 DOM
15. 2026-05-31
    days on market $240,000 Active 96 DOM
16. 2026-05-07
    price $240,000 376-char remark

    Show marketing remark (376 chars)

    Completelу remοdelеd dοuble-widе іn excellent condition! Τhіs 4-bedroom, 3-bath home features an additional suite--ideal for guests, a home office, or extended family. New deck and brand-new carpet add to the fresh, updated feel throughout. Truly turnkey and move-in ready with nothing left to do. Perfect for a primary residence or investment opportunity.

17. 2026-05-06
    price $240,000 356-char remark

    Show marketing remark (356 chars)

    Completely remodeled double-wide in excellent condition! This 4-bedroom, 3-bath home features an additional suite--ideal for guests, a home office, or extended family. New deck and brand-new carpet add to the fresh, updated feel throughout. Truly turnkey and move-in ready with nothing left to do. Perfect for a primary residence or investment opportunity.

18. 2026-02-24
    listed $250,000 Active 376-char remark

    Show marketing remark (376 chars)

    Completelу remοdelеd dοuble-widе іn excellent condition! Τhіs 4-bedroom, 3-bath home features an additional suite--ideal for guests, a home office, or extended family. New deck and brand-new carpet add to the fresh, updated feel throughout. Truly turnkey and move-in ready with nothing left to do. Perfect for a primary residence or investment opportunity.

19. 2026-02-21
    listed $250,000 Active 356-char remark

    Show marketing remark (356 chars)

    Completely remodeled double-wide in excellent condition! This 4-bedroom, 3-bath home features an additional suite--ideal for guests, a home office, or extended family. New deck and brand-new carpet add to the fresh, updated feel throughout. Truly turnkey and move-in ready with nothing left to do. Perfect for a primary residence or investment opportunity.

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $18,150
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$6,982
• Taxable loss: −$9,980
• Est. tax savings @ 24.0%: +$2,395
• After-tax cash flow: $-3,170/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Burton

• Score: 58/100
• State rank: #261
• US rank: #20872

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 26,562
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 25,342
• Household income: $68,174
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 1103.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Black 33% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.59%
• Current HPI: 268.0161
• Rent YoY: ▲ 6.59%
• 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

-4.0% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $240,000 RSMLS
• 2026-05-06 Price Changed $240,000 LRMLS
• 2026-02-24 Listed $250,000 RSMLS
• 2026-02-21 Listed $250,000 LRMLS

Property tax history

-4.9%/yr

Latest (2025): $209 · +1.0% YoY. Source: county tax records.