940 Sanctum St · Hardeeville, SC 29936

$334,250

3 bd · 2.0 ba · 1,151 sqft · SingleFamily · 8 Days on market

Built 2026 6,534 sqft lot Est $330k · 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).

• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• ARV discount +7.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Schools +1.4/10.0

Listing remarks

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 clos

Key facts

• 6,534 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Financial info: List price $341,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family property (Greenbriar plan); Active listing
• Exterior features: Property located at 940 Sanctum St, Ridgeland, SC 29936

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Greenbriar plan); Living area of 1,151

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (29.0% below list).
• Recommended offer: $237k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: 358 active listings in the ZIP; 3 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).
• 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 $36k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $237,465 (29.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $330,337
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
933 Sanctum St	0.00mi	3/2.0	1,151 (0%)	0mo	$343,990	$299	100
1022 Sanctum St	0.02mi	3/2.0	1,151 (0%)	1mo	$327,990	$285	98
1145 Sanctum St	0.09mi	3/2.0	1,151 (0%)	3mo	$331,990	$288	94
1398 Sanctum St	0.20mi	3/2.0	1,151 (0%)	4mo	$323,490	$281	87
1341 Sanctum St	0.18mi	3/2.0	1,151 (0%)	6mo	$350,490	$305	87
953 Sanctum St	0.00mi	3/2.0	1,249 (+8%)	1mo	$346,990	$278	85
1088 Sanctum St	0.05mi	3/2.0	1,257 (+9%)	4mo	$336,990	$268	79
181 Holiday St	0.36mi	3/2.0	1,183 (+3%)	1mo	$340,000	$287	78
1256 Sanctum St	0.13mi	3/2.0	1,257 (+9%)	6mo	$360,490	$287	74
1375 Sanctum St	0.19mi	3/2.0	1,249 (+8%)	6mo	$360,990	$289	72
1270 Hearthstone Dr	0.59mi	3/2.0	1,223 (+6%)	5mo	$350,000	$286	58
989 Hearthstone Dr	0.72mi	3/2.0	1,209 (+5%)	7mo	$326,000	$270	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $154,439
• Equity at exit: $301,119

10-year hold

• IRR: 18.6%
• Equity multiple: 6.09×
• Total profit: $476,602
• Equity at exit: $649,374

Cash invested: $93,590 (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: 358
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,753
• Tax est. 1.5%: −$418 /mo · $5,014/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-434

Break-even live

Break-even rent $2,924

Max offer price $271,456

Occupancy floor —

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: $83,562
• Closing costs: $10,028
• 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	21d	1	0.22mi
2222 Sanctum St Ridgeland, SC	3.0	2.0	1183	$2,300	$1.94	21d	1	0.45mi
76 Rutledge Dr Ridgeland, SC	1.0–2.0	1.0–2.0	1037	$1,944	$1.87	14d	42	1.02mi

Listing history 16 events

1. 2026-06-18
   days on market $334,250 Active 8 DOM
2. 2026-06-17
   price $334,250 Active 7 DOM
3. 2026-06-17
   days on market $334,990 Active 7 DOM
4. 2026-06-16
   days on market $334,990 Active 6 DOM
5. 2026-06-15
   days on market $334,990 Active 5 DOM
6. 2026-06-14
   days on market $334,990 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $334,990 Active 2 DOM
8. 2026-06-10
   days on market $341,990 Active 40 DOM
9. 2026-06-09
   days on market $341,990 Active 39 DOM
10. 2026-06-08
    days on market $341,990 Active 38 DOM
11. 2026-06-07
    days on market $341,990 Active 37 DOM
12. 2026-06-03
    days on market $341,990 Active 33 DOM
13. 2026-06-02
    days on market $341,990 Active 32 DOM
14. 2026-06-01
    days on market $341,990 Active 31 DOM
15. 2026-05-31
    days on market $341,990 Active 30 DOM
16. 2026-05-30
    days on market $341,990 Active 29 DOM

ⓘ 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: −$18,723
• − Property taxes: −$5,014
• − Insurance: −$1,671
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$9,724
• Taxable loss: −$11,195
• Est. tax savings @ 24.0%: +$2,687
• After-tax cash flow: $-2,521/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): 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