74 Caribbean Soul Ave #102 · Hardeeville, SC 29927

$379,000

2 bd · 2.0 ba · 1,378 sqft · SingleFamily · 19 Days on market

Built 2023 Est $409k · 7% under

---

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 +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.9/10.0
• 1% rule +1.6/10.0
• Schools +1.4/10.0

Listing remarks MLS

Here at Latitude Margaritaville we’re all about friends, food and fun! The Bamboo is the smallest and lowest price to get into Latitude Margaritaville! A quaint, cozy layout which features 2BR and 2 Ba, an open living space with tons of natural light and 14-16’ ceilings in the foyer! 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 Bamboo and starts at $240,750.

Key facts

• Designer finishes
• Flex space
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• PRIVATE LANAI
• LUXURIOUS PRIMARY SUITE
• FLEX SPACE
• DESIGNER FINISHES
• UPGRADED QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Pets allowed
• HOA & community: HOA maintains grounds; Community amenities include pool, fitness center, tennis courts, basketball court, bocce court, trails, dog park, fire pit, restaurant, and guard; Senior community

Exterior

• Parking: Assigned parking; Two-car garage (detached status not specified)
• Security: Smoke detectors
• Utilities: Public water; Water heater (energy-efficient/green feature)
• Home design: Single-story home; Faces north; Fiber cement construction; Asphalt roof; Builder model: Dreamsicle
• Construction: Built with fiber cement siding; Asphalt roof
• Exterior features: Enclosed porch; Screened porch; Patio; Porch; Sprinkler/irrigation system; Rain gutters; Community pool

Interior

• Kitchen: Double oven; Gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Pantry; Water purifier
• Bedrooms: Primary bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fans; Fireplace; Main level primary bedroom; Multiple closets; Smooth ceilings; Smart thermostat; Pantry; Window 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 $379k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (34.4% below list).
• Recommended offer: $249k (34.4% 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; 7 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 + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $293k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $248,519 (34.4% 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: 0.66% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $409,266
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Caribbean Soul Ave #101	0.04mi	2/2.0	1,383 (+0%)	6mo	$359,000	$260	93
264 Caribbean Soul Ave #102	0.09mi	2/2.0	1,321 (-4%)	3mo	$359,000	$272	86
567 Weekend Ave	0.04mi	2/2.0	1,503 (+9%)	2mo	$459,000	$305	81
1529 Shoreside Dr #101	0.12mi	2/2.0	1,321 (-4%)	9mo	$365,000	$276	80
149 Caribbean Soul Ave #102	0.04mi	2/2.0	1,210 (-12%)	2mo	$342,000	$283	76
1749 Shoreside Dr	0.19mi	2/2.0	1,558 (+13%)	3mo	$485,000	$311	67
120 Salty Rim Pt	0.21mi	2/2.0	1,565 (+14%)	9mo	$457,500	$292	60
650 Parrot Ave	0.50mi	2/2.0	1,565 (+14%)	1mo	$479,000	$306	53
302 Flip Flop Ct	0.56mi	2/2.0	1,558 (+13%)	1mo	$470,000	$302	51
149 Margaritaville Ave S	0.74mi	2/2.0	1,503 (+9%)	8mo	$447,000	$297	44
257 Flip Flop Ct	0.59mi	2/2.0	1,558 (+13%)	8mo	$459,000	$295	44
244 Landshark Blvd	0.66mi	2/2.0	1,558 (+13%)	4mo	$505,000	$324	44

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: 20.2%
• Equity multiple: 2.63×
• Total profit: $172,461
• Equity at exit: $341,433

10-year hold

• IRR: 17.9%
• Equity multiple: 5.86×
• Total profit: $515,497
• Equity at exit: $736,314

Cash invested: $106,120 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-417

Break-even live

Break-even rent $3,013

Max offer price $305,332

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Shoreside Dr Hardeeville, SC	2.0	2.0	1204	$2,600	$2.16	21d	1	0.10mi
1495 Shoreside Dr Hardeeville, SC	2.0	2.0	1378	$2,850	$2.07	14d	1	0.12mi
439 Starfish Pl Hardeeville, SC	2.0	2.0	1862	$3,200	$1.72	21d	1	0.23mi
161 Sand Dollar Dr Hardeeville, SC	2.0	2.0	1507	$3,000	$1.99	14d	1	0.40mi
104 Flip Side Ln Unit 1 Hardeeville, SC	2.0	2.0	1558	$2,700	$1.73	21d	1	0.82mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	21d	1	0.92mi
61 Tropics Ave Unit 1 Hardeeville, SC	2.0	2.0	1321	$2,650	$2.01	21d	1	0.93mi

Listing history 14 events

1. 2026-06-13
   status $379,000 Pending 19 DOM
2. 2026-06-10
   days on market $379,000 Active 19 DOM
3. 2026-06-09
   days on market $379,000 Active 18 DOM
4. 2026-06-08
   days on market $379,000 Active 17 DOM
5. 2026-06-07
   days on market $379,000 Active 16 DOM
6. 2026-06-03
   days on market $379,000 Active 12 DOM
7. 2026-06-02
   days on market $379,000 Active 11 DOM
8. 2026-06-01
   days on market $379,000 Active 10 DOM
9. 2026-05-31
   days on market $379,000 Active 9 DOM
10. 2026-05-30
    days on market $379,000 Active 8 DOM
11. 2026-05-22
    listed $379,000 Active
12. 2023-07-12
    soldstatus $293,010 Closed 475-char remark

    Show marketing remark (475 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Bamboo is the smallest and lowest price to get into Latitude Margaritaville! A quaint, cozy layout which features 2BR and 2 Ba, an open living space with tons of natural light and 14-16’ ceilings in the foyer! 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 Bamboo and starts at $240,750.

13. 2022-05-09
    historical 475-char remark

    Show marketing remark (475 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Bamboo is the smallest and lowest price to get into Latitude Margaritaville! A quaint, cozy layout which features 2BR and 2 Ba, an open living space with tons of natural light and 14-16’ ceilings in the foyer! 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 Bamboo and starts at $240,750.

14. 2022-02-16
    listed $293,010 475-char remark

    Show marketing remark (475 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Bamboo is the smallest and lowest price to get into Latitude Margaritaville! A quaint, cozy layout which features 2BR and 2 Ba, an open living space with tons of natural light and 14-16’ ceilings in the foyer! 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 Bamboo and starts at $240,750.

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,822
• − Mortgage interest: −$21,230
• − Property taxes: −$2,819
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$11,025
• Taxable loss: −$11,918
• Est. tax savings @ 24.0%: +$2,860
• After-tax cash flow: $-2,144/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

+29.3% since first listed

4 events — show timeline

• 2026-05-22 Listed $379,000 RSMLS
• 2023-07-12 Sold (MLS) $293,010 RSMLS
• 2022-05-09 Delisted — RSMLS
• 2022-02-16 Listed $293,010 RSMLS

Property tax history

+132.4%/yr

Latest (2025): $2,819 · +4.9% YoY. Source: county tax records.