263 Augusta Ave · Ridgeland, SC 29936

$369,000

4 bd · 2.5 ba · 2,097 sqft · SingleFamily public records · 46 Days on market

Built 1960 0.54 ac lot Est $344k · 7% over ↓ 7% 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).

• Cash flow +10.9/30.0
• Appreciation +10.0/10.0
• ARV discount +4.2/15.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to this spacious ranch-style home offering 4 bedrooms and 2.5 baths, ideally situated on over half an acre. Designed with a desirable split floor plan, this 2,170 sq ft residence provides both functionality and comfort for everyday living.The impressive owner's suite addition of appx 540 sq ft features a beautifully designed, oversized shower and a walk-in closet complete with custom cabinetry. A 437 sq ft converted garage adds flexible space for a workshop, storage, or hobby area, complete with built-in cabinets for organization. In addition the attached oversized two-bay carport offers plenty of room for vehicles, boats, or recreational equipment. Want lower payments or closing costs, Seller is offering assistance with an accepted offer, along with a home warranty Enjoy the serenity of mature landscaping that creates a private backyard retreat, perfect for relaxing or entertaining from the screened porch.

Key facts

• Custom cabinetry
• Walk-in closet
• Split floor plan

Tags

• RANCH STYLE HOME
• SPLIT FLOOR PLAN
• OWNER'S SUITE ADDITION
• OVERSIZED SHOWER
• WALK-IN CLOSET
• CUSTOM CABINETRY

Property features AI

Finance

• Other: Lot approximately 0.54 acre; Ventilation included for indoor air quality; Storage room; Workshop space

Exterior

• Parking: Carport with two spaces
• Utilities: Public water; Septic tank
• Home design: Brick and composite siding exterior; Asphalt roof
• Construction: Brick and composite siding construction
• Exterior features: Enclosed porch; Front porch; Screened porch; Patio; Paved driveway

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Self-cleaning oven; Refrigerator
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Built-in features; Main level primary; Multiple closets; New paint; Smooth ceilings; Insulated windows; Window screens; Eat-in kitchen; Workshop
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (31.2% below list).
• Recommended offer: $254k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Ridgeland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D-, 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.
• Zoned schools: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 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; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,538/mo this rent would consume 62% 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,848 (31.2% 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 46 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $343,908
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Brandon Cv	0.34mi	4/3.0	2,080 (-1%)	17mo	$340,500	$164	67
728 N Green St	0.66mi	3/2.0 (-1)	2,150 (+2%)	23mo	$335,000	$156	39

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: 22.9%
• Equity multiple: 2.85×
• Total profit: $190,632
• Equity at exit: $332,424

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $568,955
• Equity at exit: $716,886

Cash invested: $103,320 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,538 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-159

Break-even live

Break-even rent $2,740

Max offer price $340,884

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-55	+0% $-159	+5% $-264	+10% $-368
Rent	-10% $-360	-5% $-259	+0% $-159	+5% $-59	+10% $41
Rate	-1.0pp $27	-0.5pp $-65	base $-159	+0.5pp $-255	+1.0pp $-352

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-16
   remarks 699-char remark
2. 2026-06-16
   statuslisting id $369,000 Pending 46 DOM
3. 2026-06-16
   days on market $369,000 Active 46 DOM
4. 2026-06-15
   days on market $369,000 Active 45 DOM
5. 2026-06-14
   days on market $369,000 Active 43 DOM
6. 2026-06-13
   days on market $369,000 Active 42 DOM
7. 2026-06-10
   days on market $369,000 Active 40 DOM
8. 2026-06-09
   days on market $369,000 Active 39 DOM
9. 2026-06-08
   days on market $369,000 Active 38 DOM
10. 2026-06-07
    days on market $369,000 Active 37 DOM
11. 2026-06-03
    days on market $369,000 Active 33 DOM
12. 2026-06-02
    days on market $369,000 Active 32 DOM
13. 2026-06-01
    days on market $369,000 Active 31 DOM
14. 2026-05-31
    days on market $369,000 Active 30 DOM
15. 2026-05-30
    days on market $369,000 Active 29 DOM
16. 2026-05-01
    listed $369,000 Active

    Show marketing remark (928 chars)

    Welcome to this spacious ranch-style home offering 4 bedrooms and 2.5 baths, ideally situated on over half an acre. Designed with a desirable split floor plan, this 2,170 sq ft residence provides both functionality and comfort for everyday living.The impressive owner's suite addition of appx 540 sq ft features a beautifully designed, oversized shower and a walk-in closet complete with custom cabinetry. A 437 sq ft converted garage adds flexible space for a workshop, storage, or hobby area, complete with built-in cabinets for organization. In addition the attached oversized two-bay carport offers plenty of room for vehicles, boats, or recreational equipment. Want lower payments or closing costs, Seller is offering assistance with an accepted offer, along with a home warranty Enjoy the serenity of mature landscaping that creates a private backyard retreat, perfect for relaxing or entertaining from the screened porch.

17. 2026-05-01
    listed $369,000 Active 928-char remark

    Show marketing remark (928 chars)

    Welcome to this spacious ranch-style home offering 4 bedrooms and 2.5 baths, ideally situated on over half an acre. Designed with a desirable split floor plan, this 2,170 sq ft residence provides both functionality and comfort for everyday living.The impressive owner's suite addition of appx 540 sq ft features a beautifully designed, oversized shower and a walk-in closet complete with custom cabinetry. A 437 sq ft converted garage adds flexible space for a workshop, storage, or hobby area, complete with built-in cabinets for organization. In addition the attached oversized two-bay carport offers plenty of room for vehicles, boats, or recreational equipment. Want lower payments or closing costs, Seller is offering assistance with an accepted offer, along with a home warranty Enjoy the serenity of mature landscaping that creates a private backyard retreat, perfect for relaxing or entertaining from the screened porch.

18. 2024-07-11
    price $359,500
19. 2024-07-11
    price $359,500
20. 2024-04-17
    price $368,500
21. 2024-04-17
    price $368,500
22. 2024-04-04
    listed $374,900 Active
23. 2024-04-04
    listed $374,900 Active
24. 2023-10-05
    price $380,000
25. 2023-10-05
    price $380,000
26. 2023-08-15
    listed $395,000 Active
27. 2023-08-15
    listed $395,000 Active

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$1,195/yr (+$100/mo · 131.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $30,462
• − Mortgage interest: −$20,670
• − Property taxes: −$909
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$10,735
• Taxable loss: −$8,570
• Est. tax savings @ 24.0%: +$2,057
• After-tax cash flow: $147/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 — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-6.6% since first listed

12 events — show timeline

• 2026-05-01 Listed $369,000 RSMLS
• 2026-05-01 Listed $369,000 LRMLS
• 2024-07-11 Price Changed $359,500 LRMLS
• 2024-07-11 Price Changed $359,500 RSMLS
• 2024-04-17 Price Changed $368,500 LRMLS
• 2024-04-17 Price Changed $368,500 RSMLS
• 2024-04-04 Listed $374,900 RSMLS
• 2024-04-04 Listed $374,900 LRMLS
• 2023-10-05 Price Changed $380,000 LRMLS
• 2023-10-05 Price Changed $380,000 RSMLS
• 2023-08-15 Listed $395,000 RSMLS
• 2023-08-15 Listed $395,000 LRMLS

Property tax history

-0.2%/yr

Latest (2025): $909 · +1.6% YoY. Source: county tax records.