5 Raven Ln E #48 · Bluffton, SC 29909

$279,900

2 bd · 2.0 ba · 1,247 sqft · Townhouse · 215 Days on market

Built 2004 Good condition $224/sqft · 16% below area Est $333k · 16% under ↓ 9% since listing

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Why this score? — see what drove the C 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 +14.7/15.0
• Cash flow +14.6/30.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"This chаrming Rοbin Vіllа is tuckеd аway in a peaceful cul‐dе-sac offering serene lagoon and fountain views. " offering the privacy you crave with the community connection you love. Enjoy the luxury of being within near distance to the Cypress clubhouse-your hub for fitness, social events, and fun. Inside, the home feels bright and airy with a a great room and a smart split-bedroom design that gives your guests their own private space and full bath. The primary suite is a true sanctuary, complete with a cozy bay window nook and a spacious walk-in closet. With a two-car garage and a pristine interior, this home is ready for its next chapter. New roof and gutters are to be completed soon.

Key facts

• Fountain views
• Lagoon views
• Split-bedroom design

Tags

• CUL-DE-SAC
• LAGOON VIEWS
• FOUNTAIN VIEWS
• WALKING DISTANCE TO CLUBHOUSE
• GREAT ROOM
• SPLIT-BEDROOM DESIGN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $65 ($779/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 $253k (9.6% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 789 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 33% 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 $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 215 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

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 $246,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $332,877
• List price: $279,900
• Delta: -15.91%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Dragonfly Dr	0.05mi	2/2.0	1,247 (0%)	17mo	$370,000	$297	84
24 Sweetwater Ct	0.11mi	2/2.0	1,247 (0%)	22mo	$340,000	$273	76
40 Dragonfly Dr	0.05mi	2/2.0	1,454 (+17%)	1mo	$307,500	$211	72
19 Dragonfly Dr	0.14mi	2/2.0	1,454 (+17%)	1mo	$355,000	$244	68
11 Falcon Ct	0.04mi	2/2.0	1,454 (+17%)	8mo	$360,000	$248	66
31 Dragonfly Dr	0.09mi	2/2.0	1,071 (-14%)	10mo	$260,000	$243	64
8 Raven Ln	0.03mi	2/2.0	1,454 (+17%)	14mo	$248,000	$171	62
23 Raven Ln	0.09mi	2/2.0	1,457 (+17%)	12mo	$350,000	$240	61
24 Andover Pl	0.23mi	2/1.5	1,085 (-13%)	13mo	$225,000	$207	55
32 Summerplace Dr	0.77mi	3/2.0 (+1)	1,458 (+17%)	17mo	$380,000	$261	21
66 Summerplace Dr	0.95mi	2/2.0	1,454 (+17%)	23mo	$405,000	$279	20

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: $-27,809
• Equity at exit: $41,734

10-year hold

• IRR: 5.9%
• Equity multiple: 1.54×
• Total profit: $42,135
• Equity at exit: $24,201

Cash invested: $78,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $325,000 ($224/sqft)
• Median days on market: 96 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +19.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 789
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $65

Break-even live

Break-even rent $2,449

Max offer price $279,900

Occupancy floor 92%

Sensitivity live

Price	-10% $258	-5% $162	+0% $65	+5% $-32	+10% $-129
Rent	-10% $-135	-5% $-35	+0% $65	+5% $165	+10% $265
Rate	-1.0pp $206	-0.5pp $136	base $65	+0.5pp $-8	+1.0pp $-81

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: $69,975
• Closing costs: $8,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	93d	1	0.91mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	62d	1	0.94mi

Listing history 50 events

1. 2026-08-08
   days on market $279,900 Active 215 DOM
2. 2026-08-07
   days on market $279,900 Active 214 DOM
3. 2026-08-06
   days on market $279,900 Active 213 DOM
4. 2026-08-05
   days on market $279,900 Active 212 DOM
5. 2026-08-04
   days on market $279,900 Active 211 DOM
6. 2026-08-03
   days on market $279,900 Active 210 DOM
7. 2026-07-31
   days on market $279,900 Active 207 DOM
8. 2026-07-30
   days on market $279,900 Active 206 DOM
9. 2026-07-29
   days on market $279,900 Active 205 DOM
10. 2026-07-27
    days on market $279,900 Active 203 DOM
11. 2026-07-25
    days on market $279,900 Active 201 DOM
12. 2026-07-23
    days on market $279,900 Active 199 DOM
13. 2026-07-22
    days on market $279,900 Active 198 DOM
14. 2026-07-21
    days on market $279,900 Active 197 DOM
15. 2026-07-18
    days on market $279,900 Active 194 DOM
16. 2026-07-16
    days on market $279,900 Active 192 DOM
17. 2026-07-16
    days on market $279,900 Active 191 DOM
18. 2026-07-14
    days on market $279,900 Active 190 DOM
19. 2026-07-13
    days on market $279,900 Active 189 DOM
20. 2026-07-12
    days on market $279,900 Active 188 DOM
21. 2026-07-11
    days on market $279,900 Active 187 DOM
22. 2026-07-10
    days on market $279,900 Active 186 DOM
23. 2026-07-09
    days on market $279,900 Active 185 DOM
24. 2026-07-08
    days on market $279,900 Active 184 DOM
25. 2026-07-07
    days on market $279,900 Active 183 DOM
26. 2026-07-07
    price $279,900 Active 182 DOM
27. 2026-07-06
    days on market $299,900 Active 182 DOM
28. 2026-07-05
    days on market $299,900 Active 181 DOM
29. 2026-07-04
    days on market $299,900 Active 180 DOM
30. 2026-07-03
    days on market $299,900 Active 179 DOM
31. 2026-07-02
    days on market $299,900 Active 178 DOM
32. 2026-07-01
    days on market $299,900 Active 177 DOM
33. 2026-06-30
    days on market $299,900 Active 176 DOM
34. 2026-06-29
    days on market $299,900 Active 175 DOM
35. 2026-06-28
    days on market $299,900 Active 174 DOM
36. 2026-06-28
    days on market $299,900 Active 173 DOM
37. 2026-06-27
    days on market $299,900 Active 172 DOM
38. 2026-06-25
    days on market $299,900 Active 170 DOM
39. 2026-06-23
    days on market $299,900 Active 168 DOM
40. 2026-06-21
    days on market $299,900 Active 167 DOM
41. 2026-06-18
    days on market $299,900 Active 164 DOM
42. 2026-06-17
    days on market $299,900 Active 163 DOM
43. 2026-06-16
    days on market $299,900 Active 162 DOM
44. 2026-06-15
    days on market $299,900 Active 161 DOM
45. 2026-06-14
    days on market $299,900 Active 159 DOM
46. 2026-06-13
    days on market $299,900 Active 158 DOM
47. 2026-06-10
    days on market $299,900 Active 156 DOM
48. 2026-06-09
    days on market $299,900 Active 155 DOM
49. 2026-06-08
    days on market $299,900 Active 154 DOM
50. 2026-06-07
    days on market $299,900 Active 153 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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: $30,368
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$8,143
• Taxable loss: −$3,910
• Est. tax savings @ 24.0%: +$938
• After-tax cash flow: $1,717/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,235–$18,705 screening

This charming Robin Villa is move-in ready with good condition and minimal repairs needed. It offers a great split-bedroom design and is located in a peaceful cul-de-sac with community amenities nearby.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor living room carpet — slight wear

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Resale replace carpet in living room — improves comfort and appearance ↑
• Resale update kitchen cabinets — modernizes space ↑
• Resale update flooring in kitchen — modernizes space ↑
• Both update lighting throughout — enhances ambiance and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Okatie Elementary B SC #56/597 Nat'l #5,189/41,679 Middle Bluffton Middle D- SC #60/229 Nat'l #5,160/14,009 High May River High A- SC #36/196 Nat'l #1,527/17,239

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

C Composite livability gradescore 68/100

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 · 211,915 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: 10% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-8.8% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $299,900 RSMLS
• 2026-04-08 Price Changed $309,900 RSMLS
• 2026-01-05 Price Changed $329,900 RSMLS
• 2026-01-05 Price Changed $3,299,000 RSMLS
• 2026-01-05 Listed $329,000 RSMLS