10 Moon Beam Ct · Bluffton, SC 29910

$309,900

3 bd · 3.0 ba · 1,540 sqft · Townhouse public records · 68 Days on market

Built 2015 2,178 sqft lot $201/sqft · 5% below area Est $327k · 5% under

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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).

• Cash flow +18.1/30.0
• ARV discount +9.9/15.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bеd. 2.5 bath Τownhοmе in a fantаѕtic location! Walking diѕtаnce to Publix, Parkers and Pritchardville elementary school. END UNIT, boasting lots of room on the main floor, with durable LVP flooring, dining area, half bath and separate pantry and laundry room. Master has an ensuite bathroom with a very large soaking tub and separate shower. Community pool is also a short walk away! Ready to move in!!!!! Listing agent related to seller and is their POA.

Key facts

• Separate pantry
• End unit
• Dining area

Tags

• WALKING DISTANCE TO PUBLIX
• WALKING DISTANCE TO PARKERS
• END UNIT
• DURABLE LVP FLOORING
• DINING AREA
• SEPARATE PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/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 $267k (13.9% below list).
• Recommended offer: $267k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• 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 $2k of loan paydown is wiped out by about $9k 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 68 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $141k; list at $310k implies a 120% gain — meaningful room to come down on a strong offer.

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 $266,697 (13.9% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $327,302
• List price: $309,900
• Delta: -5.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Moon Beam Ct	0.02mi	3/2.5	1,540 (0%)	4mo	$302,000	$196	94
5 Moon Beam Ct	0.04mi	2/2.5 (-1)	1,423 (-8%)	10mo	$283,000	$199	70

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-30,125
• Equity at exit: $46,207

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $7,578
• Equity at exit: $26,794

Cash invested: $86,772 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,667 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $273

Break-even live

Break-even rent $2,322

Max offer price $309,900

Occupancy floor 85%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Forest Trce Bluffton, SC	1.0–2.0	1.0–2.0	965	$2,490	$2.58	13d	9	0.45mi
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$2,468	$1.30	13d	1	0.56mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$3,032	$2.99	13d	21	1.14mi
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	43d	1	1.18mi

Listing history 5 events

1. 2026-05-31
   statusdays on market $309,900 Pending 68 DOM
2. 2026-03-23
   listed $309,900 Active 489-char remark

   Show marketing remark (489 chars)

   Beautiful 3 bеd. 2.5 bath Τownhοmе in a fantаѕtic location! Walking diѕtаnce to Publix, Parkers and Pritchardville elementary school. END UNIT, boasting lots of room on the main floor, with durable LVP flooring, dining area, half bath and separate pantry and laundry room. Master has an ensuite bathroom with a very large soaking tub and separate shower. Community pool is also a short walk away! Ready to move in!!!!! Listing agent related to seller and is their POA.

3. 2015-02-13
   soldstatus $140,995 213-char remark

   Show marketing remark (213 chars)

   Beautiful end unit with lots of space. Kitchen includes fashionable breakfast island and stainless steel appliances. 42'' cabinets forth enhance the this gourmet kitchen. Pantry with double doors and laundry room.

4. 2014-06-04
   soldstatus $68,000
5. 2014-01-22
   listed $142,995 213-char remark

   Show marketing remark (213 chars)

   Beautiful end unit with lots of space. Kitchen includes fashionable breakfast island and stainless steel appliances. 42'' cabinets forth enhance the this gourmet kitchen. Pantry with double doors and laundry room.

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: +$807/yr (+$67/mo · 84.1%)

ⓘ 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: $32,004
• − Mortgage interest: −$17,359
• − Property taxes: −$960
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − Depreciation: −$9,015
• Taxable loss: −$2,001
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $3,752/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

+116.7% since first listed

4 events — show timeline

• 2026-03-23 Listed $309,900 RSMLS
• 2015-02-13 Sold (MLS) $140,995 LRMLS
• 2014-06-04 Sold (Public Records) $68,000 Public Records
• 2014-01-22 Listed $142,995 LRMLS

Property tax history

+13.3%/yr

Latest (2025): $960 · -0.1% YoY. Source: county tax records.