133 Island Breeze Ln #101 · Hardeeville, SC 29927

$388,000

2 bd · 2.0 ba · 1,315 sqft · SingleFamily · 65 Days on market

Built 2021 3,920 sqft lot Est $372k · at est.

---

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 +8.0/30.0
• ARV discount +5.6/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +2.0/10.0
• 1% rule +1.5/10.0
• Schools +1.4/10.0

Listing remarks MLS

Here at Latitude Margaritaville we’re all about friends, food and fun! The Camellia is the other small option – a true dining room separates this plan from the Bamboo. A true 2BR 2Ba with plenty of open plan feel, this one shows well with the master BR in the back! When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Camellia and starts at 217,900.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: HOA maintains grounds; Community amenities: pool, clubhouse, fitness center, bocce court, pickleball, tennis courts, trails, dog park, fire pit, restaurant, guard

Exterior

• Parking: Attached two-car garage; Garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story; Camellia builder model; Faces southwest
• Construction: Composite siding and fiber cement exterior; Asphalt roof
• Exterior features: Front porch; Patio; Screened patio/porch; Sprinkler/irrigation; Paved driveway; Community heated lap pool with screen enclosure

Interior

• Kitchen: Gas range; Oven; Self-cleaning oven; Microwave; Dishwasher; Disposal; Pantry
• Bedrooms: Primary on main level
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric)
• Interior features: Ceiling fans; Main level primary bedroom; Smooth ceilings; Smart thermostat; Wired for data; Window treatments; Pantry; Insulated windows; Screens
• Laundry & utility: Washer; Dryer; Utility room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (35.5% below list).
• Recommended offer: $250k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: schools F, amenities F, commute 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: Rents soft (-1.7%/yr); 503 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $279k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $250,378 (35.5% 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 65 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $372,145
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Barefoot Ln #101	0.18mi	2/2.0	1,321 (+0%)	3mo	$389,000	$294	89
117 Barefoot Ln #101	0.16mi	2/2.0	1,378 (+5%)	3mo	$385,000	$279	82
151 Island Breeze Ln #102	0.03mi	2/2.0	1,204 (-8%)	5mo	$385,000	$320	80
690 Beachcomber Blvd #101	0.21mi	2/2.0	1,378 (+5%)	3mo	$390,000	$283	80
676 Beachcomber Blvd	0.21mi	2/2.0	1,210 (-8%)	1mo	$348,000	$288	76
1141 Beachcomber Blvd	0.11mi	2/2.0	1,503 (+14%)	4mo	$450,000	$299	68
674 Beachcomber Blvd #101	0.20mi	2/2.0	1,488 (+13%)	6mo	$375,000	$252	64
36 Nesting Ln	0.66mi	3/2.0 (+1)	1,338 (+2%)	1mo	$375,000	$280	60
32 Tupelo Ct	0.71mi	2/2.0	1,328 (+1%)	6mo	$305,000	$230	60
585 Beachcomber Blvd	0.24mi	2/2.0	1,503 (+14%)	6mo	$540,000	$359	60
39 Nesting Ln	0.68mi	2/2.0	1,438 (+9%)	1mo	$336,250	$234	52
38 Nesting Ln	0.66mi	2/2.0	1,138 (-14%)	6mo	$310,000	$272	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.64×
• Total profit: $178,047
• Equity at exit: $349,541

10-year hold

• IRR: 18.0%
• Equity multiple: 5.89×
• Total profit: $531,168
• Equity at exit: $753,799

Cash invested: $108,640 (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 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 503
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,504 high
• Mortgage (P&I): −$2,035
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-405

Break-even live

Break-even rent $3,016

Max offer price $316,482

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-295	+0% $-405	+5% $-515	+10% $-624
Rent	-10% $-603	-5% $-504	+0% $-405	+5% $-306	+10% $-207
Rate	-1.0pp $-209	-0.5pp $-306	base $-405	+0.5pp $-505	+1.0pp $-608

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: $97,000
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	22d	1	0.47mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	14d	1	0.71mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	14d	1	0.74mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	22d	1	0.84mi
439 Starfish Pl Hardeeville, SC	2.0	2.0	1862	$3,200	$1.72	22d	1	1.03mi
1495 Shoreside Dr Hardeeville, SC	2.0	2.0	1378	$2,850	$2.07	14d	1	1.12mi
1417 Shoreside Dr Hardeeville, SC	2.0	2.0	1204	$2,600	$2.16	22d	1	1.14mi
104 Flip Side Ln Unit 1 Hardeeville, SC	2.0	2.0	1558	$2,700	$1.73	22d	1	1.40mi
61 Tropics Ave Unit 1 Hardeeville, SC	2.0	2.0	1321	$2,650	$2.01	22d	1	1.43mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $388,000 Active 65 DOM
2. 2026-06-18
   days on market $388,000 Active 62 DOM
3. 2026-06-17
   days on market $388,000 Active 61 DOM
4. 2026-06-16
   days on market $388,000 Active 60 DOM
5. 2026-06-15
   days on market $388,000 Active 59 DOM
6. 2026-06-14
   days on market $388,000 Active 57 DOM
7. 2026-06-13
   days on market $388,000 Active 56 DOM
8. 2026-06-10
   days on market $388,000 Active 54 DOM
9. 2026-06-09
   days on market $388,000 Active 53 DOM
10. 2026-06-08
    days on market $388,000 Active 52 DOM
11. 2026-06-07
    days on market $388,000 Active 51 DOM
12. 2026-06-03
    days on market $388,000 Active 47 DOM
13. 2026-06-02
    days on market $388,000 Active 46 DOM
14. 2026-06-01
    days on market $388,000 Active 45 DOM
15. 2026-05-31
    days on market $388,000 Active 44 DOM
16. 2026-05-30
    days on market $388,000 Active 43 DOM
17. 2026-05-19
    price $388,000
18. 2026-04-17
    listed $397,500 Active
19. 2021-02-22
    soldstatus $278,900 457-char remark

    Show marketing remark (457 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Camellia is the other small option – a true dining room separates this plan from the Bamboo. A true 2BR 2Ba with plenty of open plan feel, this one shows well with the master BR in the back! When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Camellia and starts at 217,900.

20. 2020-06-14
    listed $235,000 457-char remark

    Show marketing remark (457 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Camellia is the other small option – a true dining room separates this plan from the Bamboo. A true 2BR 2Ba with plenty of open plan feel, this one shows well with the master BR in the back! When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Camellia and starts at 217,900.

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $30,045
• − Mortgage interest: −$21,734
• − Property taxes: −$2,237
• − Insurance: −$1,940
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − Depreciation: −$11,287
• Taxable loss: −$11,961
• Est. tax savings @ 24.0%: +$2,871
• After-tax cash flow: $-1,988/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): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

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: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• 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

+65.1% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $388,000 RSMLS
• 2026-04-17 Listed $397,500 RSMLS
• 2021-02-22 Sold (MLS) $278,900 RSMLS
• 2020-06-14 Listed $235,000 RSMLS

Property tax history

+75.5%/yr

Latest (2025): $2,237 · +4.8% YoY. Source: county tax records.