13 Running Oak Dr · Bluffton, SC 29910

$279,000

2 bd · 2.5 ba · 1,200 sqft · Townhouse public records · 35 Days on market

Built 2007 2,178 sqft lot $232/sqft · 10% below area Est $311k · 10% under

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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 +15.7/30.0
• ARV discount +12.1/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy Lowcountry living in this beautifully maintained 2BR/2.5BA townhome in the desirable Southern Oaks community. Featuring one of the neighborhood's best long lagoon views, this home offers a bright open-concept layout ideal for everyday living and entertaining. Spacious living and dining areas flow into the kitchen, while large windows and sliding glass doors bring in natural light and peaceful water views. Upstairs, both bedrooms feature private en-suite baths for added comfort and privacy. Relax on the screened porch overlooking the tranquil lagoon. Additional highlights include LVP flooring, ample storage, and low-maintenance living with HOA-covered exterior maintenance, landscaping, roof, termite bond, and exterior water.

Key facts

• Long lagoon views
• Screened porch
• Lvp flooring

Tags

• LONG LAGOON VIEWS
• OPEN-CONCEPT FLOOR PLAN
• PRIVATE EN-SUITE BATHS
• SCREENED PORCH
• LVP FLOORING
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: HOA maintains grounds; Community amenities include pool and picnic area

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water
• Home design: Two-story home; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Enclosed porch; Porch; Rear porch; Patio; Screened porch; Community pool; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Multiple closets; Smooth ceilings; Upper-level primary suite; Window treatments; Entrance foyer; Insulated windows; Screens
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $122 ($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 $233k (16.5% below list).
• Recommended offer: $233k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+4.1%/yr); 760 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 35 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,915 (16.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $310,565
• List price: $279,000
• Delta: -10.16%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-35,001
• Equity at exit: $41,600

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-10,300
• Equity at exit: $24,123

Cash invested: $78,120 (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 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 760
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $122

Break-even live

Break-even rent $2,174

Max offer price $279,000

Occupancy floor 90%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$2,625	$1.58	13d	29	1.04mi
205 Forest Trce Bluffton, SC	1.0–2.0	1.0–2.0	965	$2,490	$2.58	13d	9	1.10mi
4 George Bs Ct Bluffton, SC	2.0	1.0	816	$1,900	$2.33	43d	1	1.30mi

Listing history 36 events

1. 2026-06-18
   days on market $279,000 Active 35 DOM
2. 2026-06-17
   days on market $279,000 Active 34 DOM
3. 2026-06-16
   days on market $279,000 Active 33 DOM
4. 2026-06-15
   days on market $279,000 Active 32 DOM
5. 2026-06-14
   days on market $279,000 Active 30 DOM
6. 2026-06-13
   days on market $279,000 Active 29 DOM
7. 2026-06-10
   days on market $279,000 Active 27 DOM
8. 2026-06-09
   days on market $279,000 Active 26 DOM
9. 2026-06-08
   days on market $279,000 Active 25 DOM
10. 2026-06-07
    days on market $279,000 Active 24 DOM
11. 2026-06-05
    days on market $279,000 Active 21 DOM
12. 2026-06-03
    days on market $279,000 Active 20 DOM
13. 2026-06-02
    days on market $279,000 Active 19 DOM
14. 2026-06-01
    days on market $279,000 Active 18 DOM
15. 2026-05-31
    days on market $279,000 Active 17 DOM
16. 2026-05-30
    days on market $279,000 Active 16 DOM
17. 2026-05-14
    listed $279,000 Active 1112-char remark

    Show marketing remark (739 chars)

    Enjoy Lowcountry living in this beautifully maintained 2BR/2.5BA townhome in the desirable Southern Oaks community. Featuring one of the neighborhood's best long lagoon views, this home offers a bright open-concept layout ideal for everyday living and entertaining. Spacious living and dining areas flow into the kitchen, while large windows and sliding glass doors bring in natural light and peaceful water views. Upstairs, both bedrooms feature private en-suite baths for added comfort and privacy. Relax on the screened porch overlooking the tranquil lagoon. Additional highlights include LVP flooring, ample storage, and low-maintenance living with HOA-covered exterior maintenance, landscaping, roof, termite bond, and exterior water.

18. 2026-05-14
    listed $279,000 Active 739-char remark

    Show marketing remark (739 chars)

    Enjoy Lowcountry living in this beautifully maintained 2BR/2.5BA townhome in the desirable Southern Oaks community. Featuring one of the neighborhood's best long lagoon views, this home offers a bright open-concept layout ideal for everyday living and entertaining. Spacious living and dining areas flow into the kitchen, while large windows and sliding glass doors bring in natural light and peaceful water views. Upstairs, both bedrooms feature private en-suite baths for added comfort and privacy. Relax on the screened porch overlooking the tranquil lagoon. Additional highlights include LVP flooring, ample storage, and low-maintenance living with HOA-covered exterior maintenance, landscaping, roof, termite bond, and exterior water.

19. 2025-03-28
    listed $295,000 Active
20. 2023-05-26
    listed $315,000 Active
21. 2022-07-19
    soldstatus $310,000
22. 2022-07-05
    soldstatus $310,000 Closed
23. 2022-07-05
    soldstatus $310,000 Closed
24. 2022-06-09
    historical
25. 2022-06-08
    historical
26. 2022-06-03
    listed $275,000
27. 2022-06-03
    listed $275,000
28. 2018-11-21
    soldstatus $163,000
29. 2018-11-19
    soldstatus $163,000
30. 2018-09-05
    listed $167,000
31. 2016-02-19
    soldstatus $114,000
32. 2015-11-30
    listed $119,900
33. 2010-03-01
    soldstatus $110,000
34. 2010-01-08
    soldstatus $99,900
35. 2009-09-21
    listed $110,000
36. 2009-07-10
    listed $110,000

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,950
• − Mortgage interest: −$15,628
• − Property taxes: −$1,660
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$8,116
• Taxable loss: −$3,322
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $2,265/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

• Census place: Bluffton, SC
• County: Beaufort County · 163,770 people
• City population: 77,022
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 53,019
• Household income: $98,912
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 1146.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -72.80%
• Current HPI: 245.8086
• Rent YoY: ▲ 4.06%
• 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

+153.6% since first listed

20 events — show timeline

• 2026-05-14 Listed $279,000 RSMLS
• 2026-05-14 Listed $279,000 LRMLS
• 2025-03-28 Listed $295,000 RSMLS
• 2023-05-26 Listed $315,000 RSMLS
• 2022-07-19 Sold (Public Records) $310,000 Public Records
• 2022-07-05 Sold (MLS) $310,000 RSMLS
• 2022-07-05 Sold (MLS) $310,000 LRMLS
• 2022-06-09 Delisted — LRMLS
• 2022-06-08 Delisted — RSMLS
• 2022-06-03 Listed $275,000 RSMLS
• 2022-06-03 Listed $275,000 LRMLS
• 2018-11-21 Sold (Public Records) $163,000 Public Records
• 2018-11-19 Sold (MLS) $163,000 RSMLS
• 2018-09-05 Listed $167,000 RSMLS
• 2016-02-19 Sold (MLS) $114,000 RSMLS
• 2015-11-30 Listed $119,900 RSMLS
• 2010-03-01 Sold (MLS) $110,000 Hive MLS
• 2010-01-08 Sold (MLS) $99,900 RSMLS
• 2009-09-21 Listed $110,000 Hive MLS
• 2009-07-10 Listed $110,000 RSMLS

Property tax history

+0.5%/yr

Latest (2025): $1,660 · -16.0% YoY. Source: county tax records.