1073 Sanctum St · Hardeeville, SC 29936

$329,990

3 bd · 2.5 ba · 1,151 sqft · Land · 34 Days on market

Built 2026 5,663 sqft lot $100/mo HOA · 4% of rent ↓ 4% since listing

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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
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.4/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Say hello to the Greenbriar-a cozy, efficient, and stylish single-story home that's perfect for first-time buyers, downsizers, or anyone looking for low-maintenance living with high-quality finishes. This 3-bedroom, 2-bath gem by D. R. Horton is offered in The Retreat at East Argent, where value meets comfort in one of the Lowcountry's most exciting new communities. Step inside the Greenbriar and discover a bright, open layout where every square foot is maximized. The modern kitchen includes a large island that flows into the living room, creating the perfect setup for casual entertaining or relaxed nights in. The primary suite is tucked in the back for privacy, complete with a walk-in closet and en-suite bath. Two additional bedrooms and a second full bath are located at the front of the home, ideal for guests, family, or a home office. A patio out back is the cherry on top-perfect for enjoying those peaceful South Carolina evenings. With its clean exterior lines and smart, livable floorplan, the Greenbriar is proof that great things come in efficient packages! 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

• 5,663 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Parcel number 066-04-00-480
• HOA & community: HOA fee $300 quarterly; Community amenities: fitness center, pool, playground, clubhouse, walking trail

Exterior

• Parking: Attached garage
• Utilities: Public sewer
• Home design: Single-family property
• Construction: Vinyl siding; Slab foundation; Other roof
• Exterior features: Residential zoning; Lot approximately 0.13 acres

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-505 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (28.0% below list).
• Recommended offer: $237k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Hardeeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $2,375/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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($320k) 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.

Recommended offer $237,465 (28.0% 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 34 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. 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: 0.72% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $147,686
• Equity at exit: $297,281

10-year hold

• IRR: 18.1%
• Equity multiple: 5.98×
• Total profit: $460,373
• Equity at exit: $641,098

Cash invested: $92,397 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$100
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-505

Break-even live

Break-even rent $3,013

Max offer price $256,986

Occupancy floor —

Sensitivity live

Price	-10% $-276	-5% $-390	+0% $-505	+5% $-619	+10% $-733
Rent	-10% $-692	-5% $-598	+0% $-505	+5% $-411	+10% $-317
Rate	-1.0pp $-338	-0.5pp $-421	base $-505	+0.5pp $-590	+1.0pp $-677

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Hideaway St Ridgeland, SC	4.0	2.0	1478	$2,450	$1.66	23d	1	0.22mi
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	23d	1	0.45mi
76 Rutledge Dr Ridgeland, SC	1.0–2.0	1.0–2.0	1037	$1,944	$1.87	15d	42	1.02mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 14 events

1. 2026-05-19
   price $329,990 1276-char remark

   Show marketing remark (1276 chars)

   Say hello to the Greenbriar-a cozy, efficient, and stylish single-story home that's perfect for first-time buyers, downsizers, or anyone looking for low-maintenance living with high-quality finishes. This 3-bedroom, 2-bath gem by D. R. Horton is offered in The Retreat at East Argent, where value meets comfort in one of the Lowcountry's most exciting new communities. Step inside the Greenbriar and discover a bright, open layout where every square foot is maximized. The modern kitchen includes a large island that flows into the living room, creating the perfect setup for casual entertaining or relaxed nights in. The primary suite is tucked in the back for privacy, complete with a walk-in closet and en-suite bath. Two additional bedrooms and a second full bath are located at the front of the home, ideal for guests, family, or a home office. A patio out back is the cherry on top-perfect for enjoying those peaceful South Carolina evenings. With its clean exterior lines and smart, livable floorplan, the Greenbriar is proof that great things come in efficient packages! 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.

2. 2026-05-18
   price $329,990
3. 2026-05-18
   price $329,990
4. 2026-05-12
   price $334,990 1276-char remark

   Show marketing remark (1276 chars)

   Say hello to the Greenbriar-a cozy, efficient, and stylish single-story home that's perfect for first-time buyers, downsizers, or anyone looking for low-maintenance living with high-quality finishes. This 3-bedroom, 2-bath gem by D. R. Horton is offered in The Retreat at East Argent, where value meets comfort in one of the Lowcountry's most exciting new communities. Step inside the Greenbriar and discover a bright, open layout where every square foot is maximized. The modern kitchen includes a large island that flows into the living room, creating the perfect setup for casual entertaining or relaxed nights in. The primary suite is tucked in the back for privacy, complete with a walk-in closet and en-suite bath. Two additional bedrooms and a second full bath are located at the front of the home, ideal for guests, family, or a home office. A patio out back is the cherry on top-perfect for enjoying those peaceful South Carolina evenings. With its clean exterior lines and smart, livable floorplan, the Greenbriar is proof that great things come in efficient packages! 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.

5. 2026-05-11
   price $334,990
6. 2026-05-11
   price $334,990
7. 2026-05-05
   price $342,740 1276-char remark

   Show marketing remark (1276 chars)

   Say hello to the Greenbriar-a cozy, efficient, and stylish single-story home that's perfect for first-time buyers, downsizers, or anyone looking for low-maintenance living with high-quality finishes. This 3-bedroom, 2-bath gem by D. R. Horton is offered in The Retreat at East Argent, where value meets comfort in one of the Lowcountry's most exciting new communities. Step inside the Greenbriar and discover a bright, open layout where every square foot is maximized. The modern kitchen includes a large island that flows into the living room, creating the perfect setup for casual entertaining or relaxed nights in. The primary suite is tucked in the back for privacy, complete with a walk-in closet and en-suite bath. Two additional bedrooms and a second full bath are located at the front of the home, ideal for guests, family, or a home office. A patio out back is the cherry on top-perfect for enjoying those peaceful South Carolina evenings. With its clean exterior lines and smart, livable floorplan, the Greenbriar is proof that great things come in efficient packages! 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.

8. 2026-05-04
   price $338,990
9. 2026-05-04
   price $338,990
10. 2026-05-01
    listed $341,740 Active 1276-char remark

    Show marketing remark (1276 chars)

    Say hello to the Greenbriar-a cozy, efficient, and stylish single-story home that's perfect for first-time buyers, downsizers, or anyone looking for low-maintenance living with high-quality finishes. This 3-bedroom, 2-bath gem by D. R. Horton is offered in The Retreat at East Argent, where value meets comfort in one of the Lowcountry's most exciting new communities. Step inside the Greenbriar and discover a bright, open layout where every square foot is maximized. The modern kitchen includes a large island that flows into the living room, creating the perfect setup for casual entertaining or relaxed nights in. The primary suite is tucked in the back for privacy, complete with a walk-in closet and en-suite bath. Two additional bedrooms and a second full bath are located at the front of the home, ideal for guests, family, or a home office. A patio out back is the cherry on top-perfect for enjoying those peaceful South Carolina evenings. With its clean exterior lines and smart, livable floorplan, the Greenbriar is proof that great things come in efficient packages! 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.

11. 2026-04-22
    status Active
12. 2026-04-22
    price $341,740
13. 2026-01-22
    price $341,740
14. 2026-01-20
    listed $342,490 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,496
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$1,200
• − Depreciation: −$9,600
• Taxable loss: −$11,948
• Est. tax savings @ 24.0%: +$2,867
• After-tax cash flow: $-3,187/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: 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

-3.6% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $329,990 Zillow
• 2026-05-18 Price Changed $329,990 RSMLS
• 2026-05-18 Price Changed $329,990 LRMLS
• 2026-05-12 Price Changed $334,990 Zillow
• 2026-05-11 Price Changed $334,990 RSMLS
• 2026-05-11 Price Changed $334,990 LRMLS
• 2026-05-05 Price Changed $342,740 Zillow
• 2026-05-04 Price Changed $338,990 RSMLS
• 2026-05-04 Price Changed $338,990 LRMLS
• 2026-05-01 Listed $341,740 Zillow
• 2026-04-22 Relisted — LRMLS
• 2026-04-22 Price Changed $341,740 LRMLS
• 2026-01-22 Price Changed $341,740 RSMLS
• 2026-01-20 Listed $342,490 LRMLS