Is 32 Founders Walk in Bluffton, SC a good investment?

CashFlowRE grades it D- with a 5.0% cap rate and $-487/mo modeled cash flow at a $450,035 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 32 Founders Walk?

The modeled cap rate is 5.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,320/month, from CashFlowRE's rent model.

D- Composite 37.71

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 +7.9/30.0
ARV discount +7.8/15.0
Schools +5.9/10.0
Condition / age +5.0/5.0
Rent growth +3.5/5.0
Livability +3.4/5.0
1% rule +2.4/10.0
DSCR +1.9/10.0
Appreciation +0.0/10.0

$450,035

32 Founders Walk · Bluffton, SC 29910

4 bd · 3.0 ba · 2,029 sqft · SingleFamily · 139 Days on market

Built 2026 Excellent condition 7,840 sqft lot Garage $222/sqft · at area comps Est $453k · at est.

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

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 $-487 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $380k (15.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (26.2% below list).
Recommended offer: $332k (26.2% below list) — sets the bar for 1% rule.
Cap rate 5.0% vs local median 3.1% 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); 1081 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 40% 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 139 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.

Recommended offer $331,988 (26.2% below list)

Questions for the listing agent

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?
It's been on market 139 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.74% ✗
Cap rate: 4.99%
Cash-on-cash: -4.64%
DSCR: 0.79
GRM: 11.3

CMA / ARV

ARV (median comp): $452,752
List price: $450,035
Delta: -0.60%
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
95 Founders Walk	0.15mi	4/3.0	2,029 (0%)	0mo	$452,860	$223	93
140 Founders Walk	0.26mi	4/3.0	2,029 (0%)	3mo	$459,030	$226	85
160 Heritage Pkwy	0.22mi	4/2.5	2,061 (+2%)	3mo	$410,000	$199	82
79 Founders Walk	0.11mi	4/2.0	1,830 (-10%)	0mo	$428,040	$234	74
112 Lakeway Dr	0.22mi	4/2.0	1,825 (-10%)	1mo	$395,000	$216	68
6 Tanners Xing	0.61mi	3/2.5 (-1)	1,996 (-2%)	2mo	$365,000	$183	60
99 Founders Walk	0.15mi	3/2.0 (-1)	1,733 (-15%)	1mo	$408,540	$236	58
144 Founders Walk	0.27mi	4/2.0	1,740 (-14%)	3mo	$427,000	$245	57
19 Freedom Trl	0.46mi	3/2.5 (-1)	2,189 (+8%)	2mo	$435,000	$199	57
27 Provision Dr	0.36mi	4/2.0	1,740 (-14%)	2mo	$415,190	$239	54
102 Tanners Run	0.60mi	4/2.0	1,782 (-12%)	1mo	$365,000	$205	46
63 Grovewood Dr	0.65mi	3/2.0 (-1)	1,763 (-13%)	2mo	$415,000	$235	37

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: -23.0%
Equity multiple: 0.20×
Total profit: $-100,339
Equity at exit: $67,102

10-year hold

IRR: -14.9%
Equity multiple: 0.11×
Total profit: $-112,138
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: 24 active · 42 under contract
Months of supply: 3.2 mo (31%/mo absorbed)
Median asking: $438,450 ($223/sqft)
Median days on market: 103 d
This list price: 62% of active listings are priced below it
ARV vs active asking: -0.1% 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: 1081
Price-to-rent: 11.3×

Monthly cashflow live

Estimated rent: $3,320 medium interval (Pro) →
Mortgage (P&I): −$2,360
Tax est. 1.5%: −$563 /mo · $6,751/yr
Insurance: −$188
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$697
Net cashflow: $-487

Break-even live

Break-even rent $3,937

Max offer price $379,510

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-332	+0% $-487	+5% $-643	+10% $-798
Rent	-10% $-750	-5% $-619	+0% $-487	+5% $-356	+10% $-225
Rate	-1.0pp $-261	-0.5pp $-373	base $-487	+0.5pp $-604	+1.0pp $-723

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: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	139d	1	0.61mi
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$2,991	$1.58	0d	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

2026-09-24

days on market $450,035 Active 139 DOM
2026-09-22

days on market $450,035 Active 138 DOM
2026-09-21

days on market $450,035 Active 137 DOM
2026-09-20

days on market $450,035 Active 136 DOM
2026-09-19

days on market $450,035 Active 135 DOM
2026-09-18

days on market $450,035 Active 134 DOM
2026-09-17

days on market $450,035 Active 133 DOM
2026-09-16

days on market $450,035 Active 132 DOM
2026-09-15

days on market $450,035 Active 131 DOM
2026-09-14

days on market $450,035 Active 130 DOM
2026-09-13

days on market $450,035 Active 129 DOM
2026-09-12

days on market $450,035 Active 128 DOM
2026-09-11

days on market $450,035 Active 127 DOM
2026-09-05

days on market $450,035 Active 121 DOM
2026-09-04

days on market $450,035 Active 120 DOM
2026-09-03

days on market $450,035 Active 119 DOM
2026-08-31

days on market $450,035 Active 116 DOM
2026-08-30

days on market $450,035 Active 115 DOM
2026-08-29

days on market $450,035 Active 114 DOM
2026-08-28

days on market $450,035 Active 113 DOM
2026-08-27

days on market $450,035 Active 112 DOM
2026-08-26

days on market $450,035 Active 111 DOM
2026-08-25

days on market $450,035 Active 110 DOM
2026-08-24

days on market $450,035 Active 109 DOM
2026-08-23

days on market $450,035 Active 108 DOM
2026-08-22

days on market $450,035 Active 107 DOM
2026-08-21

days on market $450,035 Active 106 DOM
2026-08-20

days on market $450,035 Active 105 DOM
2026-08-19

days on market $450,035 Active 104 DOM
2026-08-18

days on market $450,035 Active 103 DOM
2026-08-17

days on market $450,035 Active 102 DOM
2026-08-16

days on market $450,035 Active 101 DOM
2026-08-15

days on market $450,035 Active 100 DOM
2026-08-14

days on market $450,035 Active 99 DOM
2026-08-13

days on market $450,035 Active 98 DOM
2026-08-12

days on market $450,035 Active 97 DOM
2026-08-11

days on market $450,035 Active 96 DOM
2026-08-10

days on market $450,035 Active 95 DOM
2026-08-09

days on market $450,035 Active 94 DOM
2026-08-08

days on market $450,035 Active 93 DOM
2026-08-07

days on market $450,035 Active 92 DOM
2026-08-06

days on market $450,035 Active 91 DOM
2026-08-05

days on market $450,035 Active 90 DOM
2026-08-04

days on market $450,035 Active 89 DOM
2026-08-03

days on market $450,035 Active 88 DOM
2026-07-31

days on market $450,035 Active 85 DOM
2026-07-30

days on market $450,035 Active 84 DOM
2026-07-29

days on market $450,035 Active 83 DOM
2026-07-27

days on market $450,035 Active 81 DOM
2026-07-25

days on market $450,035 Active 79 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $39,839
− Mortgage interest: −$25,209
− Property taxes: −$6,751
− Insurance: −$2,250
− Repairs & maintenance: −$3,187
− Management: −$3,187
− Depreciation: −$13,092
Taxable loss: −$13,837

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,321
After-tax cash flow: $-2,528/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

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
#370 Sonoco Products Hartsville $6.8B

Price history

1 event — show timeline

2026-05-07 Listed $445,035 RSMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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