32 Founders Walk · Bluffton, SC 29910

$450,035

4 bd · 3.0 ba · 2,029 sqft · SingleFamily · 93 Days on market

Built 2026 Excellent condition 7,840 sqft lot Garage $222/sqft · at area comps Est $452k · at est.

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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 +8.1/30.0
• ARV discount +7.7/15.0
• Schools +5.9/10.0
• Condition / age +5.0/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Dogwoοd floοrplаn bу Smith Famіlу Homes is under construсtіon in Heritage at New Riverside with an estimated completion date of September 2026. This 2-story 2,029 sq. ft. plan features 4 bedrooms and 3 full bathrooms with a 2-car garage. On the main level you will find a secondary bedroom and bathroom, laundry room, primary suite, and open concept great room, dining, and kitchen. The kitchen has a pantry and features stainless-steel appliances (microwave, oven/range, dishwasher. ) The primary suite has a large walk-in closet, dual vanities, and linen closet. Upstairs is the option for 2 secondary bedrooms and a full bathroom.

Key facts

• Dual vanities
• Large walk-in closet
• Lvp flooring

Tags

• OPEN CONCEPT GREAT ROOM
• STAINLESS-STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• DUAL VANITIES
• GRANITE QUARTZ COUNTERTOPS
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $450k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (25.0% below list).
• Recommended offer: $338k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Pritchardville Elementary (math 54% / reading 58%, grade C+, #109 of 597 statewide, top 19%, 1,005 students, 24% 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 59% at this address vs 46% district-wide (+12 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 (+4.1%/yr); 938 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 41% 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 $14k 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 93 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.

Recommended offer $337,619 (25.0% 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 93 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $452,443
• List price: $450,035
• Delta: -0.53%
• 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
201 Heritage Pkwy	0.04mi	4/2.5	2,088 (+3%)	3mo	$379,900	$182	89
140 Founders Walk	0.26mi	4/3.0	2,029 (0%)	2mo	$459,030	$226	87
160 Heritage Pkwy	0.22mi	4/2.5	2,061 (+2%)	2mo	$410,000	$199	84
264 Founders Walk	0.19mi	4/2.0	1,851 (-9%)	2mo	$415,000	$224	71
115 Founders Walk	0.05mi	3/2.0 (-1)	1,733 (-15%)	3mo	$423,995	$245	62
6 Tanners Xing	0.61mi	3/2.5 (-1)	1,996 (-2%)	0mo	$365,000	$183	62
144 Founders Walk	0.27mi	4/2.0	1,740 (-14%)	2mo	$427,000	$245	58
19 Freedom Trl	0.46mi	3/2.5 (-1)	2,189 (+8%)	0mo	$435,000	$199	58
27 Provision Dr	0.36mi	4/2.0	1,740 (-14%)	0mo	$415,190	$239	55
95 Heritage Pkwy	0.45mi	3/2.5 (-1)	2,214 (+9%)	2mo	$435,000	$196	55
3912 Okatie Hwy	0.67mi	4/4.0	2,198 (+8%)	3mo	$1,100,000	$500	49
63 Grovewood Dr	0.65mi	3/2.0 (-1)	1,763 (-13%)	0mo	$415,000	$235	38

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-97,444
• Equity at exit: $67,102

10-year hold

• IRR: -13.9%
• Equity multiple: 0.16×
• Total profit: $-105,711
• Equity at exit: $38,911

Cash invested: $126,010 (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: 28 active · 34 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $441,450 ($219/sqft)
• Median days on market: 83 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +1.7% vs current asking $/sqft

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

ZIP-level market 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 938
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,376 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$563 /mo · $6,751/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-443

Break-even live

Break-even rent $3,937

Max offer price $385,947

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-287	+0% $-443	+5% $-598	+10% $-754
Rent	-10% $-710	-5% $-576	+0% $-443	+5% $-310	+10% $-176
Rate	-1.0pp $-216	-0.5pp $-328	base $-443	+0.5pp $-560	+1.0pp $-678

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: $112,509
• Closing costs: $13,501
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Haven Pt Bluffton, SC	5.0	3.5	2877	$3,500	$1.22	93d	1	0.61mi
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$3,251	$1.72	62d	1	1.06mi

Property features AI

Finance

• HOA & community: Community clubhouseFitness centerPlaygroundPoolTrailsCommunity gutters

Exterior

• Parking: DrivewayAttached two-car garage
• Utilities: Public water
• Home design: Two-story homeNew construction / never occupiedBuilder model: DogwoodSoutheast-facing
• Construction: Vinyl sidingComposition/shingle roof
• Exterior features: Rear porchCovered porchRain guttersCommunity poolHas view (southeast)

Interior

• Kitchen: DishwasherGas rangeMicrowaveOvenPantryTankless water heater
• Bedrooms: Primary on main level
• Flooring: CarpetLuxury vinyl / luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Impact glass and insulated windowsCarbon monoxide detectorMain level primary bedroomPull-down attic stairsEntrance foyerLoftPantry
• Laundry & utility: Dedicated laundry roomUtility room

Listing history 50 events

1. 2026-08-08
   days on market $450,035 Active 93 DOM
2. 2026-08-07
   days on market $450,035 Active 92 DOM
3. 2026-08-06
   days on market $450,035 Active 91 DOM
4. 2026-08-05
   days on market $450,035 Active 90 DOM
5. 2026-08-04
   days on market $450,035 Active 89 DOM
6. 2026-08-03
   days on market $450,035 Active 88 DOM
7. 2026-07-31
   days on market $450,035 Active 85 DOM
8. 2026-07-30
   days on market $450,035 Active 84 DOM
9. 2026-07-29
   days on market $450,035 Active 83 DOM
10. 2026-07-27
    days on market $450,035 Active 81 DOM
11. 2026-07-25
    days on market $450,035 Active 79 DOM
12. 2026-07-23
    days on market $450,035 Active 77 DOM
13. 2026-07-22
    days on market $450,035 Active 76 DOM
14. 2026-07-21
    days on market $450,035 Active 75 DOM
15. 2026-07-19
    price $450,035 Active 72 DOM
16. 2026-07-18
    days on market $445,035 Active 72 DOM
17. 2026-07-16
    days on market $445,035 Active 70 DOM
18. 2026-07-16
    days on market $445,035 Active 69 DOM
19. 2026-07-14
    days on market $445,035 Active 68 DOM
20. 2026-07-13
    days on market $445,035 Active 67 DOM
21. 2026-07-12
    days on market $445,035 Active 66 DOM
22. 2026-07-11
    days on market $445,035 Active 65 DOM
23. 2026-07-10
    days on market $445,035 Active 64 DOM
24. 2026-07-09
    days on market $445,035 Active 63 DOM
25. 2026-07-08
    days on market $445,035 Active 62 DOM
26. 2026-07-07
    days on market $445,035 Active 61 DOM
27. 2026-07-06
    days on market $445,035 Active 60 DOM
28. 2026-07-05
    days on market $445,035 Active 59 DOM
29. 2026-07-04
    days on market $445,035 Active 58 DOM
30. 2026-07-03
    days on market $445,035 Active 57 DOM
31. 2026-07-02
    days on market $445,035 Active 56 DOM
32. 2026-07-01
    days on market $445,035 Active 55 DOM
33. 2026-06-30
    days on market $445,035 Active 54 DOM
34. 2026-06-29
    days on market $445,035 Active 53 DOM
35. 2026-06-28
    days on market $445,035 Active 52 DOM
36. 2026-06-28
    days on market $445,035 Active 51 DOM
37. 2026-06-27
    days on market $445,035 Active 50 DOM
38. 2026-06-25
    days on market $445,035 Active 48 DOM
39. 2026-06-23
    days on market $445,035 Active 46 DOM
40. 2026-06-21
    days on market $445,035 Active 45 DOM
41. 2026-06-18
    days on market $445,035 Active 42 DOM
42. 2026-06-17
    days on market $445,035 Active 41 DOM
43. 2026-06-16
    days on market $445,035 Active 40 DOM
44. 2026-06-15
    days on market $445,035 Active 39 DOM
45. 2026-06-14
    days on market $445,035 Active 37 DOM
46. 2026-06-13
    days on market $445,035 Active 36 DOM
47. 2026-06-10
    days on market $445,035 Active 34 DOM
48. 2026-06-09
    days on market $445,035 Active 33 DOM
49. 2026-06-08
    days on market $445,035 Active 32 DOM
50. 2026-06-07
    days on market $445,035 Active 31 DOM

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

Taxation est. · year 1

• Rental income: $40,514
• − Mortgage interest: −$25,209
• − Property taxes: −$6,751
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$13,092
• Taxable loss: −$13,270
• Est. tax savings @ 24.0%: +$3,185
• After-tax cash flow: $-2,130/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 · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior and interior. It is move-in ready and would be a great investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Pritchardville Elementary C+ SC #109/597 Nat'l #9,382/41,679 Middle H. E. Mccracken Middle D SC #54/229 Nat'l #4,963/14,009 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

• Census place: Bluffton, SC
• County: Beaufort County · 211,915 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: 15% 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 (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%

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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: ▼ -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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Community clubhouseFitness centerPlaygroundPoolTrailsCommunity gutters

Exterior

• Parking: DrivewayAttached two-car garage
• Utilities: Public water
• Home design: Two-story homeNew construction / never occupiedBuilder model: DogwoodSoutheast-facing
• Construction: Vinyl sidingComposition/shingle roof
• Exterior features: Rear porchCovered porchRain guttersCommunity poolHas view (southeast)

Interior

• Kitchen: DishwasherGas rangeMicrowaveOvenPantryTankless water heater
• Bedrooms: Primary on main level
• Flooring: CarpetLuxury vinyl / luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Impact glass and insulated windowsCarbon monoxide detectorMain level primary bedroomPull-down attic stairsEntrance foyerLoftPantry
• Laundry & utility: Dedicated laundry roomUtility room

Price history

1 event — show timeline

• 2026-05-07 Listed $445,035 RSMLS