50 Padgett Dr · Hardeeville, SC 29909

$289,000

1 bd · 2.0 ba · 1,240 sqft · Townhouse public records · 72 Days on market

Built 1995 $233/sqft · at area comps Est $297k · 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).

• Cash flow +8.8/30.0
• ARV discount +8.8/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light-fillеd onе-lеvеl end unit in Ѕun Cіty, tucked away on a peасeful cul-de-sac on the Beaufort County side with lower taxes. This well-maintained 2-bedroom, 2-bath townhome offers easy living with an open floor plan, formal dining area, and an eat-in kitchen featuring stainless steel appliances and a counter-height bar. The bright Carolina room is perfect for relaxing and enjoying wooded views, while the charming front porch overlooks the lagoon. The home also features a spacious primary suite with a walk-in closet, smooth ceilings, tile and LVP flooring, a 2-car garage, fresh interior paint, and new light fixtures. Move-in ready and maintenance-free on the exterior with landscaping included, this property also offers access to Sun City's world-class amenities, including golf, pools, clubhouse, pickleball, and more, all just minutes from downtown Bluffton, shopping, and dining.

Key facts

• 2 garage spots
• Community pool
• Built 1995

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath townhouse listed at $289k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (21.8% below list).
• Recommended offer: $226k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $9k 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 72 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,939 (21.8% 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 72 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

• ARV (median comp): $297,312
• List price: $289,000
• Delta: -2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Padgett Dr	0.11mi	2/2.0 (+1)	1,246 (+0%)	10mo	$274,000	$220	80
60 Padgett Dr	0.04mi	2/2.0 (+1)	1,089 (-12%)	7mo	$240,000	$220	67
41 Huquenin Ln	0.48mi	2/2.0 (+1)	1,246 (+0%)	6mo	$240,000	$193	67
12 Padgett Ct	0.15mi	2/2.0 (+1)	1,350 (+9%)	9mo	$275,000	$204	66
16 Seaford Pl	0.55mi	2/2.0 (+1)	1,247 (+1%)	8mo	$330,000	$265	62
36 Purry Cir	0.54mi	2/2.0 (+1)	1,210 (-2%)	9mo	$210,000	$174	58
4 Huquenin Ct	0.47mi	2/2.0 (+1)	1,151 (-7%)	10mo	$260,000	$226	53
8 Purry Cir	0.45mi	2/2.0 (+1)	1,133 (-9%)	9mo	$275,000	$243	52
42 Purry Cir	0.55mi	2/2.0 (+1)	1,169 (-6%)	11mo	$230,000	$197	51
16 Huquenin Ln	0.49mi	2/2.0 (+1)	1,089 (-12%)	10mo	$200,000	$184	44
34 Augustine Rd	0.73mi	2/2.0 (+1)	1,422 (+15%)	6mo	$323,000	$227	32
38 Augustine Rd	0.71mi	2/2.0 (+1)	1,422 (+15%)	10mo	$291,000	$205	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.38×
• Total profit: $-49,960
• Equity at exit: $43,091

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-8,426
• Equity at exit: $24,987

Cash invested: $80,920 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$386 /mo · $4,636/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-237

Break-even live

Break-even rent $2,560

Max offer price $247,065

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-156	+0% $-237	+5% $-319	+10% $-401
Rent	-10% $-416	-5% $-327	+0% $-237	+5% $-148	+10% $-59
Rate	-1.0pp $-92	-0.5pp $-164	base $-237	+0.5pp $-312	+1.0pp $-388

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	45d	1	0.06mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	23d	1	0.31mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	0.52mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	15d	1	0.81mi

Listing history 43 events

1. 2026-06-21
   days on market $289,000 Active 72 DOM
2. 2026-06-18
   days on market $289,000 Active 69 DOM
3. 2026-06-17
   days on market $289,000 Active 68 DOM
4. 2026-06-16
   days on market $289,000 Active 67 DOM
5. 2026-06-15
   days on market $289,000 Active 66 DOM
6. 2026-06-14
   days on market $289,000 Active 64 DOM
7. 2026-06-13
   days on market $289,000 Active 63 DOM
8. 2026-06-10
   days on market $289,000 Active 61 DOM
9. 2026-06-09
   days on market $289,000 Active 60 DOM
10. 2026-06-09
    price $289,000 Active 59 DOM
11. 2026-06-08
    days on market $299,500 Active 59 DOM
12. 2026-06-07
    days on market $299,500 Active 58 DOM
13. 2026-06-05
    days on market $299,500 Active 55 DOM
14. 2026-06-03
    days on market $299,500 Active 54 DOM
15. 2026-06-02
    days on market $299,500 Active 53 DOM
16. 2026-06-01
    days on market $299,500 Active 52 DOM
17. 2026-05-31
    days on market $299,500 Active 51 DOM
18. 2026-04-10
    listed $299,500 Active 893-char remark

    Show marketing remark (1694 chars)

    Light-filled one-level end unit in Sun City, tucked away on a peaceful cul-de-sac on the Beaufort County side with lower taxes. This well-maintained 2-bedroom, 2-bath townhome offers easy living with an open floor plan, formal dining area, and an eat-in kitchen featuring stainless steel appliances and a counter-height bar. The bright Carolina room is perfect for relaxing and enjoying wooded views, while the charming front porch overlooks the lagoon. The home also features a spacious primary suite with a walk-in closet, smooth ceilings, tile and LVP flooring, a 2-car garage, fresh interior paint, and new light fixtures. Move-in ready and maintenance-free on the exterior with landscaping included, this property also offers access to Sun City's world-class amenities, including golf, pools, cl Light-filled one-level end unit in Sun City, tucked away on a peaceful cul-de-sac on the Beaufort County side with lower taxes. This well-maintained 2-bedroom, 2-bath townhome offers easy living with an open floor plan, formal dining area, and an eat-in kitchen featuring stainless steel appliances and a counter-height bar. The bright Carolina room is perfect for relaxing and enjoying wooded views, while the charming front porch overlooks the lagoon. The home also features a spacious primary suite with a walk-in closet, smooth ceilings, tile and LVP flooring, a 2-car garage, fresh interior paint, and new light fixtures. Move-in ready and maintenance-free on the exterior with landscaping included, this property also offers access to Sun City's world-class amenities, including golf, pools, clubhouse, pickleball, and more, all just minutes from downtown Bluffton, shopping, and dining.

19. 2026-04-10
    listed $299,500 Active 1694-char remark

    Show marketing remark (1694 chars)

    Light-filled one-level end unit in Sun City, tucked away on a peaceful cul-de-sac on the Beaufort County side with lower taxes. This well-maintained 2-bedroom, 2-bath townhome offers easy living with an open floor plan, formal dining area, and an eat-in kitchen featuring stainless steel appliances and a counter-height bar. The bright Carolina room is perfect for relaxing and enjoying wooded views, while the charming front porch overlooks the lagoon. The home also features a spacious primary suite with a walk-in closet, smooth ceilings, tile and LVP flooring, a 2-car garage, fresh interior paint, and new light fixtures. Move-in ready and maintenance-free on the exterior with landscaping included, this property also offers access to Sun City's world-class amenities, including golf, pools, cl Light-filled one-level end unit in Sun City, tucked away on a peaceful cul-de-sac on the Beaufort County side with lower taxes. This well-maintained 2-bedroom, 2-bath townhome offers easy living with an open floor plan, formal dining area, and an eat-in kitchen featuring stainless steel appliances and a counter-height bar. The bright Carolina room is perfect for relaxing and enjoying wooded views, while the charming front porch overlooks the lagoon. The home also features a spacious primary suite with a walk-in closet, smooth ceilings, tile and LVP flooring, a 2-car garage, fresh interior paint, and new light fixtures. Move-in ready and maintenance-free on the exterior with landscaping included, this property also offers access to Sun City's world-class amenities, including golf, pools, clubhouse, pickleball, and more, all just minutes from downtown Bluffton, shopping, and dining.

20. 2025-08-22
    price $299,500
21. 2025-08-22
    price $299,500
22. 2025-08-04
    price $309,900
23. 2025-08-04
    price $309,900
24. 2025-05-21
    price $324,500
25. 2025-05-21
    price $324,500
26. 2025-04-10
    listed $349,500 Active
27. 2025-04-09
    listed $349,500 Active
28. 2022-09-01
    soldstatus $320,000
29. 2022-08-30
    soldstatus $320,000 Closed
30. 2022-08-30
    soldstatus $320,000 Closed
31. 2022-07-24
    status Pending
32. 2022-07-24
    status Pending
33. 2022-07-23
    listed $315,000 Active
34. 2022-07-23
    status Active
35. 2022-07-23
    historical $315,000
36. 2022-07-22
    historical
37. 2022-07-22
    historical $315,000
38. 2022-07-20
    listed $315,000
39. 2016-01-19
    soldstatus $165,000
40. 2016-01-15
    soldstatus $165,000
41. 2015-11-09
    listed $169,900
42. 1998-01-16
    soldstatus $120,000
43. 1996-03-20
    soldstatus $119,683

ⓘ 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: $4,636 · $386/mo
• Projected year-2 tax: $4,636 · $386/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $27,113
• − Mortgage interest: −$16,188
• − Property taxes: −$4,636
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$8,407
• Taxable loss: −$7,902
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-952/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 — 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

• County: Beaufort County · 163,770 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 24,003
• Household income: $91,294
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 268.0

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: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -27.99%
• Current HPI: 196.0491
• Rent YoY: ▲ 9.31%
• 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

+150.2% since first listed

26 events — show timeline

• 2026-04-10 Listed $299,500 RSMLS
• 2026-04-10 Listed $299,500 LRMLS
• 2025-08-22 Price Changed $299,500 RSMLS
• 2025-08-22 Price Changed $299,500 LRMLS
• 2025-08-04 Price Changed $309,900 RSMLS
• 2025-08-04 Price Changed $309,900 LRMLS
• 2025-05-21 Price Changed $324,500 RSMLS
• 2025-05-21 Price Changed $324,500 LRMLS
• 2025-04-10 Listed $349,500 LRMLS
• 2025-04-09 Listed $349,500 RSMLS
• 2022-09-01 Sold (Public Records) $320,000 Public Records
• 2022-08-30 Sold (MLS) $320,000 RSMLS
• 2022-08-30 Sold (MLS) $320,000 LRMLS
• 2022-07-24 Pending — LRMLS
• 2022-07-24 Pending — RSMLS
• 2022-07-23 Listed $315,000 LRMLS
• 2022-07-23 Relisted — RSMLS
• 2022-07-23 Coming Soon $315,000 LRMLS
• 2022-07-22 Delisted — LRMLS
• 2022-07-22 Coming Soon $315,000 LRMLS
• 2022-07-20 Listed $315,000 RSMLS
• 2016-01-19 Sold (Public Records) $165,000 Public Records
• 2016-01-15 Sold (MLS) $165,000 RSMLS
• 2015-11-09 Listed $169,900 RSMLS
• 1998-01-16 Sold (Public Records) $120,000 Public Records
• 1996-03-20 Sold (Public Records) $119,683 Public Records

Property tax history

+9.6%/yr

Latest (2025): $4,636 · +1.7% YoY. Source: county tax records.