40 Andover Pl · Bluffton, SC 29909

$324,900

1 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 125 Days on market

Built 2000 4,356 sqft lot $248/sqft · 6% below area Est $347k · 6% 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).

• Cash flow +15.3/30.0
• ARV discount +10.3/15.0
• Rent growth +4.8/5.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experіenсe thе ultіmate Lοwсountry lifestyle in this lοvіngly cared-for Chesapeake Cottage, perfectly situated on a quiet double cul-de-sac in Sun City Hilton Head. This 2-bed, 2-bath gem features an inviting open floor plan with a mix of LVP, tile, and engineered wood flooring-no carpet here! The eat-in kitchen boasts a convenient breakfast bar, while the primary suite offers a peaceful retreat with a bay window, private bath, and two closets. Step out onto the covered back porch to enjoy nature at its finest with deep wooded views. Modern peace of mind is included with a new roof (2023) and a new front door (2026). Complete with an indoor laundry and a 2-car garage featuring pristine epoxy flooring, this home is move-in ready for your next chapter. Sun City features five outdoor pools, three indoor pools, four fitness centers, three golf courses, over 200 clubs, multiple events throughout the year such as holiday gatherings and dances, famous comedians, plays and shows. Sun City Hilton Head has currently completed a $50 million expansion. This new phase features a state-of-the-art amenity center, a 41,000-42,000+ sq ft Clubhouse. A Two-Story Fitness Center has 15,000+ sq. ft. facility with an indoor walking track & a multi-sports court. There is a15,000 sq. ft. pool, featuring a lazy river, pool side food bar, Baja sun deck, & poolside cabanas + Indoor four-lane lap pool, 12 outdoor & 4 indoor pickleball courts, 3 outdoor & 2 indoor tennis courts and so much more. Try your hand at painting, ceramics, sewing, or photography. Play bocce ball, croquet, tennis, pickleball, billiards, Ping-Pong, participate in an array of fitness classes, the fun never ends! The opportunities are endless!

Key facts

• Open floor plan
• Double cul-de-sac
• Bay window

Tags

• DOUBLE CUL-DE-SAC
• OPEN FLOOR PLAN
• BREAKFAST BAR
• BAY WINDOW
• COVERED BACK PORCH
• DEEP WOODED VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (21.0% below list).
• Recommended offer: $257k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in Bluffton — 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 68/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 125 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $129k; list at $325k implies a 153% gain — meaningful room to come down on a strong offer.

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 $256,667 (21.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $346,852
• List price: $324,900
• Delta: -6.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Andover Pl	0.01mi	2/2.0 (+1)	1,310 (0%)	3mo	$343,000	$262	92
23 Andover Pl	0.08mi	2/2.0 (+1)	1,310 (0%)	4mo	$310,000	$237	88
78 Andover Pl	0.15mi	2/2.0 (+1)	1,305 (-0%)	2mo	$335,000	$257	86
56 Andover Pl	0.06mi	2/2.0 (+1)	1,372 (+5%)	4mo	$395,000	$288	81
94 Hampton Cir	0.22mi	2/2.0 (+1)	1,270 (-3%)	3mo	$340,000	$268	77
53 Hampton Cir	0.15mi	2/2.0 (+1)	1,162 (-11%)	3mo	$305,000	$262	67
15 Seburn Dr	0.53mi	2/2.0 (+1)	1,343 (+2%)	1mo	$365,000	$272	65
41 Cypress Run	0.58mi	2/2.0 (+1)	1,324 (+1%)	3mo	$329,000	$248	64
80 Cypress Holw	0.19mi	2/2.0 (+1)	1,452 (+11%)	6mo	$349,000	$240	63
26 Hampton Cir	0.30mi	2/2.0 (+1)	1,180 (-10%)	8mo	$330,000	$280	58
355 Hampton Pl	0.62mi	2/2.0 (+1)	1,414 (+8%)	8mo	$340,000	$240	47
71 Cypress Run	0.60mi	2/2.0 (+1)	1,156 (-12%)	8mo	$335,000	$290	41

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: -9.2%
• Equity multiple: 0.65×
• Total profit: $-31,826
• Equity at exit: $48,444

10-year hold

• IRR: 5.3%
• Equity multiple: 1.47×
• Total profit: $42,907
• Equity at exit: $28,091

Cash invested: $90,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $117

Break-even live

Break-even rent $2,419

Max offer price $324,900

Occupancy floor 90%

Sensitivity live

Price	-10% $300	-5% $209	+0% $117	+5% $25	+10% $-67
Rent	-10% $-86	-5% $15	+0% $117	+5% $218	+10% $319
Rate	-1.0pp $280	-0.5pp $199	base $117	+0.5pp $32	+1.0pp $-53

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	14d	1	0.55mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	14d	1	0.80mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	22d	1	0.88mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	0.93mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	14d	1	0.95mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.06mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	45d	1	1.22mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	22d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $324,900 Active 125 DOM
2. 2026-06-18
   days on market $324,900 Active 122 DOM
3. 2026-06-17
   days on market $324,900 Active 121 DOM
4. 2026-06-16
   days on market $324,900 Active 120 DOM
5. 2026-06-15
   days on market $324,900 Active 119 DOM
6. 2026-06-14
   days on market $324,900 Active 117 DOM
7. 2026-06-13
   days on market $324,900 Active 116 DOM
8. 2026-06-10
   days on market $324,900 Active 114 DOM
9. 2026-06-09
   days on market $324,900 Active 113 DOM
10. 2026-06-08
    days on market $324,900 Active 112 DOM
11. 2026-06-07
    days on market $324,900 Active 111 DOM
12. 2026-06-05
    days on market $324,900 Active 108 DOM
13. 2026-06-03
    days on market $324,900 Active 107 DOM
14. 2026-06-02
    days on market $324,900 Active 106 DOM
15. 2026-06-01
    days on market $324,900 Active 105 DOM
16. 2026-05-31
    days on market $324,900 Active 104 DOM
17. 2026-05-09
    price $324,900 1753-char remark

    Show marketing remark (1753 chars)

    Experіenсe thе ultіmate Lοwсountry lifestyle in this lοvіngly cared-for Chesapeake Cottage, perfectly situated on a quiet double cul-de-sac in Sun City Hilton Head. This 2-bed, 2-bath gem features an inviting open floor plan with a mix of LVP, tile, and engineered wood flooring-no carpet here! The eat-in kitchen boasts a convenient breakfast bar, while the primary suite offers a peaceful retreat with a bay window, private bath, and two closets. Step out onto the covered back porch to enjoy nature at its finest with deep wooded views. Modern peace of mind is included with a new roof (2023) and a new front door (2026). Complete with an indoor laundry and a 2-car garage featuring pristine epoxy flooring, this home is move-in ready for your next chapter. Sun City features five outdoor pools, three indoor pools, four fitness centers, three golf courses, over 200 clubs, multiple events throughout the year such as holiday gatherings and dances, famous comedians, plays and shows. Sun City Hilton Head has currently completed a $50 million expansion. This new phase features a state-of-the-art amenity center, a 41,000-42,000+ sq ft Clubhouse. A Two-Story Fitness Center has 15,000+ sq. ft. facility with an indoor walking track & a multi-sports court. There is a15,000 sq. ft. pool, featuring a lazy river, pool side food bar, Baja sun deck, & poolside cabanas + Indoor four-lane lap pool, 12 outdoor & 4 indoor pickleball courts, 3 outdoor & 2 indoor tennis courts and so much more. Try your hand at painting, ceramics, sewing, or photography. Play bocce ball, croquet, tennis, pickleball, billiards, Ping-Pong, participate in an array of fitness classes, the fun never ends! The opportunities are endless!

18. 2026-02-16
    listed $328,900 Active 1753-char remark

    Show marketing remark (1753 chars)

    Experіenсe thе ultіmate Lοwсountry lifestyle in this lοvіngly cared-for Chesapeake Cottage, perfectly situated on a quiet double cul-de-sac in Sun City Hilton Head. This 2-bed, 2-bath gem features an inviting open floor plan with a mix of LVP, tile, and engineered wood flooring-no carpet here! The eat-in kitchen boasts a convenient breakfast bar, while the primary suite offers a peaceful retreat with a bay window, private bath, and two closets. Step out onto the covered back porch to enjoy nature at its finest with deep wooded views. Modern peace of mind is included with a new roof (2023) and a new front door (2026). Complete with an indoor laundry and a 2-car garage featuring pristine epoxy flooring, this home is move-in ready for your next chapter. Sun City features five outdoor pools, three indoor pools, four fitness centers, three golf courses, over 200 clubs, multiple events throughout the year such as holiday gatherings and dances, famous comedians, plays and shows. Sun City Hilton Head has currently completed a $50 million expansion. This new phase features a state-of-the-art amenity center, a 41,000-42,000+ sq ft Clubhouse. A Two-Story Fitness Center has 15,000+ sq. ft. facility with an indoor walking track & a multi-sports court. There is a15,000 sq. ft. pool, featuring a lazy river, pool side food bar, Baja sun deck, & poolside cabanas + Indoor four-lane lap pool, 12 outdoor & 4 indoor pickleball courts, 3 outdoor & 2 indoor tennis courts and so much more. Try your hand at painting, ceramics, sewing, or photography. Play bocce ball, croquet, tennis, pickleball, billiards, Ping-Pong, participate in an array of fitness classes, the fun never ends! The opportunities are endless!

19. 2000-02-14
    soldstatus $128,536

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$989/yr (+$82/mo · 114.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $30,800
• − Mortgage interest: −$18,199
• − Property taxes: −$863
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$9,452
• Taxable loss: −$4,267
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $2,423/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: 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 — Bluffton

• Score: 68/100
• State rank: #76
• US rank: #8936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 77,022
• 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

+152.8% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $324,900 RSMLS
• 2026-02-16 Listed $328,900 RSMLS
• 2000-02-14 Sold (Public Records) $128,536 Public Records

Property tax history

+4.6%/yr

Latest (2025): $863 · -0.1% YoY. Source: county tax records.