174 Horizon Trl · Bluffton, SC 29910

$375,000

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 155 Days on market

Built 2018 7,927 sqft lot $232/sqft · 8% below area Est $407k · 8% 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).

• ARV discount +11.1/15.0
• Cash flow +10.0/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* PRICED TΟ SΕLᏞ! * Ꮮocatеd іn the popular Heritage аt Νew Riverside, this beautifully maintained 8-years-new 3BR/2BA house is ready for new owners to call it home. Enjoy a screened-in patio overlooking a huge backyard-perfect for relaxing. The kitchen features granite countertops, white cabinetry, a gas range, stainless steel appliances, stylish backsplash, pantry, and a large center island that opens seamlessly to the great room and dining area-ideal for entertaining. LVP flooring runs throughout the main living areas, while carpeted bedrooms provide added comfort. The spacious primary suite offers a walk-in closet and spa-like bathroom with dual bowl vanity and a walk-in shower with sliding glass door. Recent updates include elegant wainscoting and screening in the back patio. Fantastic community amenities include a zero-entry pool, clubhouse, fitness center, sidewalks and streetlights throughout, playground, and direct access to the 3.4-mile New River Linear Trail. Conveniently located with a short commute to Savannah, Beaufort, Hilton Head Island, and area beaches.

Key facts

• Huge backyard
• Gas stove
• Granite countertops

Tags

• SCREENED-IN BACK PORCH
• HUGE BACKYARD
• GRANITE COUNTERTOPS
• WHITE CABINETRY
• GAS STOVE
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (29.3% below list).
• Recommended offer: $265k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 760 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 32% of the median local income ($99k/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 $3k of loan paydown is wiped out by about $11k 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 155 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $265,292 (29.3% 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 155 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (median comp): $407,242
• List price: $375,000
• Delta: -7.92%
• 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
115 Founders Walk	0.32mi	3/2.0	1,733 (+7%)	1mo	$423,995	$245	72
54 Kingswood Path	0.42mi	3/2.0	1,733 (+7%)	1mo	$418,000	$241	67
124 Founders Walk	0.32mi	4/2.0 (+1)	1,740 (+8%)	2mo	$423,950	$244	65
123 Founders Walk	0.52mi	3/2.0	1,495 (-7%)	2mo	$401,250	$268	62
206 Founders Walk	0.55mi	3/2.0	1,733 (+7%)	2mo	$423,000	$244	61
24 Stepping Stone Way	0.53mi	3/2.0	1,744 (+8%)	3mo	$440,000	$252	60
19 Preamble Dr	0.58mi	3/2.0	1,733 (+7%)	3mo	$424,700	$245	58
252 Founders Walk	0.45mi	4/2.0 (+1)	1,740 (+8%)	3mo	$405,000	$233	58
11 Provision Dr	0.60mi	3/2.0	1,495 (-7%)	1mo	$405,985	$272	58
154 Founders Walk	0.59mi	3/2.0	1,495 (-7%)	2mo	$403,000	$270	58
111 Old Mill Xing	0.61mi	3/2.0	1,744 (+8%)	1mo	$420,000	$241	57
91 Anthem Dr	0.65mi	3/2.0	1,733 (+7%)	1mo	$420,000	$242	56

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-72,623
• Equity at exit: $55,914

10-year hold

• IRR: -10.7%
• Equity multiple: 0.33×
• Total profit: $-70,544
• Equity at exit: $32,423

Cash invested: $105,000 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-229

Break-even live

Break-even rent $2,943

Max offer price $334,526

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-123	+0% $-229	+5% $-335	+10% $-441
Rent	-10% $-439	-5% $-334	+0% $-229	+5% $-124	+10% $-20
Rate	-1.0pp $-40	-0.5pp $-134	base $-229	+0.5pp $-326	+1.0pp $-425

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$2,468	$1.30	14d	1	0.81mi
205 Forest Trce Bluffton, SC	1.0–2.0	1.0–2.0	965	$2,490	$2.58	14d	9	0.95mi

Listing history 23 events

1. 2026-06-16
   status $375,000 Pending 155 DOM
2. 2026-06-16
   days on market $375,000 Active 155 DOM
3. 2026-06-15
   days on market $375,000 Active 154 DOM
4. 2026-06-14
   days on market $375,000 Active 152 DOM
5. 2026-06-13
   days on market $375,000 Active 151 DOM
6. 2026-06-10
   days on market $375,000 Active 149 DOM
7. 2026-06-09
   days on market $375,000 Active 148 DOM
8. 2026-06-08
   days on market $375,000 Active 147 DOM
9. 2026-06-07
   days on market $375,000 Active 146 DOM
10. 2026-06-05
    days on market $375,000 Active 143 DOM
11. 2026-06-03
    days on market $375,000 Active 142 DOM
12. 2026-06-02
    days on market $375,000 Active 141 DOM
13. 2026-06-01
    days on market $375,000 Active 140 DOM
14. 2026-05-31
    days on market $375,000 Active 139 DOM
15. 2026-04-27
    price $375,000 1107-char remark

    Show marketing remark (1107 chars)

    * PRICED TΟ SΕLᏞ! * Ꮮocatеd іn the popular Heritage аt Νew Riverside, this beautifully maintained 8-years-new 3BR/2BA house is ready for new owners to call it home. Enjoy a screened-in patio overlooking a huge backyard-perfect for relaxing. The kitchen features granite countertops, white cabinetry, a gas range, stainless steel appliances, stylish backsplash, pantry, and a large center island that opens seamlessly to the great room and dining area-ideal for entertaining. LVP flooring runs throughout the main living areas, while carpeted bedrooms provide added comfort. The spacious primary suite offers a walk-in closet and spa-like bathroom with dual bowl vanity and a walk-in shower with sliding glass door. Recent updates include elegant wainscoting and screening in the back patio. Fantastic community amenities include a zero-entry pool, clubhouse, fitness center, sidewalks and streetlights throughout, playground, and direct access to the 3.4-mile New River Linear Trail. Conveniently located with a short commute to Savannah, Beaufort, Hilton Head Island, and area beaches.

16. 2026-03-16
    price $388,490 1107-char remark

    Show marketing remark (1107 chars)

    * PRICED TΟ SΕLᏞ! * Ꮮocatеd іn the popular Heritage аt Νew Riverside, this beautifully maintained 8-years-new 3BR/2BA house is ready for new owners to call it home. Enjoy a screened-in patio overlooking a huge backyard-perfect for relaxing. The kitchen features granite countertops, white cabinetry, a gas range, stainless steel appliances, stylish backsplash, pantry, and a large center island that opens seamlessly to the great room and dining area-ideal for entertaining. LVP flooring runs throughout the main living areas, while carpeted bedrooms provide added comfort. The spacious primary suite offers a walk-in closet and spa-like bathroom with dual bowl vanity and a walk-in shower with sliding glass door. Recent updates include elegant wainscoting and screening in the back patio. Fantastic community amenities include a zero-entry pool, clubhouse, fitness center, sidewalks and streetlights throughout, playground, and direct access to the 3.4-mile New River Linear Trail. Conveniently located with a short commute to Savannah, Beaufort, Hilton Head Island, and area beaches.

17. 2026-01-12
    listed $392,900 Active 1107-char remark

    Show marketing remark (1107 chars)

    * PRICED TΟ SΕLᏞ! * Ꮮocatеd іn the popular Heritage аt Νew Riverside, this beautifully maintained 8-years-new 3BR/2BA house is ready for new owners to call it home. Enjoy a screened-in patio overlooking a huge backyard-perfect for relaxing. The kitchen features granite countertops, white cabinetry, a gas range, stainless steel appliances, stylish backsplash, pantry, and a large center island that opens seamlessly to the great room and dining area-ideal for entertaining. LVP flooring runs throughout the main living areas, while carpeted bedrooms provide added comfort. The spacious primary suite offers a walk-in closet and spa-like bathroom with dual bowl vanity and a walk-in shower with sliding glass door. Recent updates include elegant wainscoting and screening in the back patio. Fantastic community amenities include a zero-entry pool, clubhouse, fitness center, sidewalks and streetlights throughout, playground, and direct access to the 3.4-mile New River Linear Trail. Conveniently located with a short commute to Savannah, Beaufort, Hilton Head Island, and area beaches.

18. 2022-08-19
    soldstatus $365,000
19. 2022-08-17
    soldstatus $365,000 Closed 668-char remark

    Show marketing remark (668 chars)

    ARIA MODEL located in popular Heritage at New Riverside. 3BR/2BA home with back porch & huge backyard is ready for its new owners to call it home. Kitchen boasts granite, gas stove, white cabinets, backsplash, pantry and stainless steel appliances. Large center island opens up to the great room & dining area. Perfect for entertaining. Spacious owner's suite with walk-in closet, walk in shower with sliding glass door & dual bowl vanity. LVP flooring thru main living areas. Fantastic amenities. Zero entry pool, clubhouse, playground, adjacent to 3.4 mile Bluffton Park Linear Trail. Super short commute to Savannah, Beaufort, HHI & beaches.

20. 2022-07-22
    status Pending 668-char remark

    Show marketing remark (668 chars)

    ARIA MODEL located in popular Heritage at New Riverside. 3BR/2BA home with back porch & huge backyard is ready for its new owners to call it home. Kitchen boasts granite, gas stove, white cabinets, backsplash, pantry and stainless steel appliances. Large center island opens up to the great room & dining area. Perfect for entertaining. Spacious owner's suite with walk-in closet, walk in shower with sliding glass door & dual bowl vanity. LVP flooring thru main living areas. Fantastic amenities. Zero entry pool, clubhouse, playground, adjacent to 3.4 mile Bluffton Park Linear Trail. Super short commute to Savannah, Beaufort, HHI & beaches.

21. 2022-07-18
    listed $364,900 Active 668-char remark

    Show marketing remark (668 chars)

    ARIA MODEL located in popular Heritage at New Riverside. 3BR/2BA home with back porch & huge backyard is ready for its new owners to call it home. Kitchen boasts granite, gas stove, white cabinets, backsplash, pantry and stainless steel appliances. Large center island opens up to the great room & dining area. Perfect for entertaining. Spacious owner's suite with walk-in closet, walk in shower with sliding glass door & dual bowl vanity. LVP flooring thru main living areas. Fantastic amenities. Zero entry pool, clubhouse, playground, adjacent to 3.4 mile Bluffton Park Linear Trail. Super short commute to Savannah, Beaufort, HHI & beaches.

22. 2018-06-08
    soldstatus $230,850
23. 2018-04-22
    listed $231,200

ⓘ 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: $2,426 · $202/mo
• Projected year-2 tax: $2,426 · $202/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 7/10 Severe
• 🌡 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: $31,835
• − Mortgage interest: −$21,006
• − Property taxes: −$2,426
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$10,909
• Taxable loss: −$9,474
• Est. tax savings @ 24.0%: +$2,274
• After-tax cash flow: $-476/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

+62.2% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $375,000 RSMLS
• 2026-03-16 Price Changed $388,490 RSMLS
• 2026-01-12 Listed $392,900 RSMLS
• 2022-08-19 Sold (Public Records) $365,000 Public Records
• 2022-08-17 Sold (MLS) $365,000 RSMLS
• 2022-07-22 Pending — RSMLS
• 2022-07-18 Listed $364,900 RSMLS
• 2018-06-08 Sold (MLS) $230,850 RSMLS
• 2018-04-22 Listed $231,200 RSMLS

Property tax history

+23.4%/yr

Latest (2025): $2,426 · -0.1% YoY. Source: county tax records.