132 Colonel Thomas Heyward Rd · Hardeeville, SC 29909

$320,000

2 bd · 2.0 ba · 1,301 sqft · SingleFamily · 9 Days on market

Built 1996 Good condition 8,801 sqft lot $246/sqft · 19% below area Est $393k · 19% under $235/mo HOA · 9% of rent ↓ 2% 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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

House rеmodеled іn 2021 wіth new kitchеn, nеw WPV floors etc. This homе іs perfect for the buyer who wants a smaller home with less upkeep. Featuring 2 bedrooms, 2 full baths, nice size kitchen with new counters & back splash & stainless appliances, Southern White cabinets, a spacious Dining area with huge picture windows, plus a roomy Great room. There is access to the screened and roofed Lanai looking out over the back yard, with sliders from the breakfast area. HVAC only 5 years old. . Master suite provides a walk-in closet with added shelves & hanging area, dual bathroom sinks. 2-car garage has coated flooring and with cupboards & cabinets that can convey Don't miss this one!

Key facts

• New kitchen
• New wpv floors
• Remodeled in 2021

Tags

• REMODELED IN 2021
• NEW KITCHEN
• NEW WPV FLOORS
• SPACIOUS DINING AREA
• HUGE PICTURE WINDOWS
• SCREENED AND ROOFED LANAI

Property features AI

Finance

• HOA & community: Annual HOA fee of $2,820; Community amenities: Pickleball, Bocce, Tennis courts, Garden, Fitness center, Dog park, Golf, Pool, Boat storage, Clubhouse, Walking trails, Security gate

Exterior

• Parking: No attached garage
• Utilities: Public sewer
• Home design: Single-family residence (property type: Residential)
• Construction: Composite siding; Composition roof
• Exterior features: Public sewer; Residential zoning; 0.2-acre lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas central heating; Electric central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (19.5% below list).
• Recommended offer: $258k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 34% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $257,661 (19.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 10.3

CMA / ARV

• ARV (median comp): $392,733
• List price: $320,000
• Delta: -18.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 General Hardee Way	0.24mi	2/2.0	1,378 (+6%)	5mo	$346,719	$252	75
106 Hunley Ct	0.04mi	2/2.0	1,464 (+12%)	5mo	$318,000	$217	73
18 Bailey Ln	0.56mi	2/2.0	1,280 (-2%)	1mo	$345,000	$270	71
237 Argent Pl	0.51mi	2/2.0	1,310 (+1%)	9mo	$325,000	$248	67
26 Zubler St	0.41mi	2/2.0	1,210 (-7%)	4mo	$260,000	$215	66
265 Argent Pl	0.55mi	2/2.0	1,328 (+2%)	6mo	$340,000	$256	66
5 Stoney Ct	0.45mi	2/2.0	1,180 (-9%)	1mo	$285,000	$242	63
112 Fort Beauregard Ln	0.52mi	2/2.0	1,394 (+7%)	4mo	$319,000	$229	60
47 Zubler St	0.50mi	2/2.0	1,153 (-11%)	2mo	$260,590	$226	56
19 Bailey Ln	0.58mi	2/2.0	1,416 (+9%)	3mo	$399,000	$282	56
10 Norton Ct	0.45mi	2/2.0	1,445 (+11%)	6mo	$277,000	$192	55
1 Padgett Ct	0.73mi	2/2.0	1,140 (-12%)	1mo	$256,000	$225	44

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: -19.6%
• Equity multiple: 0.28×
• Total profit: $-64,226
• Equity at exit: $47,713

10-year hold

• IRR: -3.7%
• Equity multiple: 0.70×
• Total profit: $-26,907
• Equity at exit: $27,668

Cash invested: $89,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,577 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$235
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-411

Break-even live

Break-even rent $3,097

Max offer price $260,538

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-300	+0% $-411	+5% $-521	+10% $-632
Rent	-10% $-614	-5% $-513	+0% $-411	+5% $-309	+10% $-207
Rate	-1.0pp $-250	-0.5pp $-330	base $-411	+0.5pp $-494	+1.0pp $-578

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	0.28mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	0.50mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	23d	1	0.54mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	45d	1	0.87mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	15d	1	1.05mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.14mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.30mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$2,115	$2.35	15d	1	1.36mi
82 Ardmore Garden Dr Hardeeville, SC	3.0	2.0	1531	$2,225	$1.45	15d	1	1.49mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	15d	1	1.50mi

HOA detail

• Monthly dues: $235 · $2,820/yr

Listing history 18 events

1. 2026-06-21
   days on market $320,000 Active 9 DOM
2. 2026-06-18
   days on market $320,000 Active 6 DOM
3. 2026-06-17
   days on market $320,000 Active 5 DOM
4. 2026-06-16
   days on market $320,000 Active 4 DOM
5. 2026-06-15
   days on marketlisting id $320,000 Active 3 DOM
6. 2026-06-14
   days on market $320,000 Active 67 DOM

   Show marketing remark (712 chars)

   House rеmodеled іn 2021 wіth new kitchеn, nеw WPV floors etc. This homе іs perfect for the buyer who wants a smaller home with less upkeep. Featuring 2 bedrooms, 2 full baths, nice size kitchen with new counters & back splash & stainless appliances, Southern White cabinets, a spacious Dining area with huge picture windows, plus a roomy Great room. There is access to the screened and roofed Lanai looking out over the back yard, with sliders from the breakfast area. HVAC only 5 years old. . Master suite provides a walk-in closet with added shelves & hanging area, dual bathroom sinks. 2-car garage has coated flooring and with cupboards & cabinets that can convey Don't miss this one!

7. 2026-06-13
   days on market $320,000 Active 66 DOM
8. 2026-06-10
   days on market $320,000 Active 64 DOM
9. 2026-06-09
   days on market $320,000 Active 63 DOM
10. 2026-06-08
    days on market $320,000 Active 62 DOM
11. 2026-06-07
    days on market $320,000 Active 61 DOM
12. 2026-06-05
    days on market $320,000 Active 58 DOM
13. 2026-06-03
    days on market $320,000 Active 57 DOM
14. 2026-06-02
    days on market $320,000 Active 56 DOM
15. 2026-06-01
    days on market $320,000 Active 55 DOM
16. 2026-05-31
    days on market $320,000 Active 54 DOM
17. 2026-04-15
    price $330,000 712-char remark

    Show marketing remark (712 chars)

    House rеmodеled іn 2021 wіth new kitchеn, nеw WPV floors etc. This homе іs perfect for the buyer who wants a smaller home with less upkeep. Featuring 2 bedrooms, 2 full baths, nice size kitchen with new counters & back splash & stainless appliances, Southern White cabinets, a spacious Dining area with huge picture windows, plus a roomy Great room. There is access to the screened and roofed Lanai looking out over the back yard, with sliders from the breakfast area. HVAC only 5 years old. . Master suite provides a walk-in closet with added shelves & hanging area, dual bathroom sinks. 2-car garage has coated flooring and with cupboards & cabinets that can convey Don't miss this one!

18. 2026-04-07
    listed $340,000 Active 712-char remark

    Show marketing remark (712 chars)

    House rеmodеled іn 2021 wіth new kitchеn, nеw WPV floors etc. This homе іs perfect for the buyer who wants a smaller home with less upkeep. Featuring 2 bedrooms, 2 full baths, nice size kitchen with new counters & back splash & stainless appliances, Southern White cabinets, a spacious Dining area with huge picture windows, plus a roomy Great room. There is access to the screened and roofed Lanai looking out over the back yard, with sliders from the breakfast area. HVAC only 5 years old. . Master suite provides a walk-in closet with added shelves & hanging area, dual bathroom sinks. 2-car garage has coated flooring and with cupboards & cabinets that can convey Don't miss this one!

ⓘ 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 1/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,919
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − HOA: −$2,820
• − Depreciation: −$9,309
• Taxable loss: −$10,482
• Est. tax savings @ 24.0%: +$2,516
• After-tax cash flow: $-2,415/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with recent renovations, making it a great investment opportunity. It's move-in ready with a well-maintained exterior and interior.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can add value.
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and can add value. ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-1.5% since first listed

6 events — show timeline

• 2026-06-14 Pending — RSMLS
• 2026-06-12 Price Changed $320,000 LRMLS
• 2026-05-22 Price Changed $320,000 RSMLS
• 2026-04-15 Price Changed $330,000 RSMLS
• 2026-04-07 Listed $340,000 RSMLS
• 2026-04-07 Listed $325,000 LRMLS