The Birch Plan · Bluffton, SC 29910

$442,900

5 bd · 3.0 ba · 2,434 sqft · SingleFamily · 162 Days on market

Excellent condition

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Condition / age +5.0/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Birch is a spacious two-story new construction home in Southeast Georgia and Bluffton, South Carolina, offering 5 bedrooms, 3 bathrooms, and approximately 2,434 square feet. Part of the Heartland Collection, this plan is designed for flexibility and everyday practicality. A first-floor bedroom with full bath is ideal for guests or multi-generational living. The open main living area connects the kitchen, dining, and family room, creating a natural gathering space. Upstairs, a central loft separates the primary suite from three additional bedrooms, giving everyone their own retreat. For buyers looking for larger new homes near Brunswick, Kingsland, Savannah, Statesboro, and Bluffton, SC, the Birch provides room to grow, energy-efficient construction, and the peace of mind of a locally trusted builder.

Key facts

• Loft
• Primary suite
• First floor

Tags

• BEDROOM WITH FULL BATH
• FIRST FLOOR
• LOFT
• PRIMARY SUITE

🏗️ New construction. The $442,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $462,875.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $443k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $409k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (19.1% below list).
• Recommended offer: $358k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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 43% 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 162 days — a 12% lower offer ($390k) is reasonable based on typical stale-listing flexibility.

Recommended offer $358,111 (19.1% 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 162 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $462,875
• List price: $442,900
• Delta: -4.32%
• 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
2 Westlake Dr	0.15mi	5/3.0	2,460 (+1%)	1mo	$460,000	$187	91
127 Founders Walk	0.15mi	5/3.0	2,434 (0%)	4mo	$470,300	$193	90
29 Kingswood Path	0.11mi	5/3.0	2,500 (+3%)	2mo	$430,000	$172	88
119 Founders Walk	0.15mi	4/3.0 (-1)	2,345 (-4%)	3mo	$459,835	$196	79
100 Founders Walk	0.22mi	4/3.0 (-1)	2,345 (-4%)	0mo	$466,590	$199	78
136 Founders Walk	0.24mi	5/3.0	2,566 (+5%)	2mo	$481,000	$187	78
23 Provision Dr	0.22mi	4/3.0 (-1)	2,345 (-4%)	3mo	$463,740	$198	76
10 Benton Cir	0.36mi	4/2.5 (-1)	2,367 (-3%)	1mo	$485,000	$205	71
83 Grovewood Dr	0.42mi	4/3.5 (-1)	2,397 (-2%)	0mo	$535,000	$223	70
34 Preamble Dr	0.18mi	5/3.0	2,700 (+11%)	4mo	$470,000	$174	70
34 Preamble Dr	0.18mi	5/3.0	2,700 (+11%)	4mo	$470,000	$174	70
201 Heritage Pkwy	0.24mi	4/2.5 (-1)	2,088 (-14%)	3mo	$379,900	$182	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: -20.8%
• Equity multiple: 0.27×
• Total profit: $-94,641
• Equity at exit: $69,016

10-year hold

• IRR: -11.9%
• Equity multiple: 0.26×
• Total profit: $-96,333
• Equity at exit: $40,021

Cash invested: $129,605 (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: 19 active · 24 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $454,650 ($197/sqft)
• Median days on market: 73 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -3.4% 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: 10.3×

Monthly cashflow live

• Estimated rent: $3,581 medium
• Mortgage (P&I): −$2,427
• Tax est. 1.5%: −$579 /mo · $6,943/yr
• Insurance: −$193
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $-370

Break-even live

Break-even rent $4,049

Max offer price $409,372

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-210	+0% $-370	+5% $-530	+10% $-690
Rent	-10% $-653	-5% $-511	+0% $-370	+5% $-228	+10% $-87
Rate	-1.0pp $-137	-0.5pp $-252	base $-370	+0.5pp $-490	+1.0pp $-612

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: $115,719
• Closing costs: $13,886
• 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	0.72mi
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$3,251	$1.72	62d	1	1.06mi

Listing history 50 events

1. 2026-08-08
   days on market $442,900 Active 162 DOM
2. 2026-08-07
   days on market $442,900 Active 161 DOM
3. 2026-08-06
   days on market $442,900 Active 160 DOM
4. 2026-08-05
   days on market $442,900 Active 159 DOM
5. 2026-08-04
   days on market $442,900 Active 158 DOM
6. 2026-08-03
   days on market $442,900 Active 157 DOM
7. 2026-07-31
   days on market $442,900 Active 154 DOM
8. 2026-07-30
   days on market $442,900 Active 153 DOM
9. 2026-07-29
   days on market $442,900 Active 152 DOM
10. 2026-07-27
    days on market $442,900 Active 150 DOM
11. 2026-07-25
    days on market $442,900 Active 148 DOM
12. 2026-07-23
    days on market $442,900 Active 146 DOM
13. 2026-07-22
    days on market $442,900 Active 145 DOM
14. 2026-07-21
    days on market $442,900 Active 144 DOM
15. 2026-07-18
    days on market $442,900 Active 141 DOM
16. 2026-07-16
    days on market $442,900 Active 139 DOM
17. 2026-07-16
    days on market $442,900 Active 138 DOM
18. 2026-07-14
    days on market $442,900 Active 137 DOM
19. 2026-07-13
    days on market $442,900 Active 136 DOM
20. 2026-07-12
    days on market $442,900 Active 135 DOM
21. 2026-07-11
    days on market $442,900 Active 134 DOM
22. 2026-07-10
    days on market $442,900 Active 133 DOM
23. 2026-07-09
    days on market $442,900 Active 132 DOM
24. 2026-07-08
    days on market $442,900 Active 131 DOM
25. 2026-07-07
    days on market $442,900 Active 130 DOM
26. 2026-07-06
    days on market $442,900 Active 129 DOM
27. 2026-07-05
    days on market $442,900 Active 128 DOM
28. 2026-07-04
    days on market $442,900 Active 127 DOM
29. 2026-07-03
    days on market $442,900 Active 126 DOM
30. 2026-07-02
    days on market $442,900 Active 125 DOM
31. 2026-07-01
    days on market $442,900 Active 124 DOM
32. 2026-06-30
    days on market $442,900 Active 123 DOM
33. 2026-06-29
    days on market $442,900 Active 122 DOM
34. 2026-06-28
    days on market $442,900 Active 121 DOM
35. 2026-06-28
    days on market $442,900 Active 120 DOM
36. 2026-06-27
    days on market $442,900 Active 119 DOM
37. 2026-06-25
    days on market $442,900 Active 117 DOM
38. 2026-06-23
    days on market $442,900 Active 115 DOM
39. 2026-06-21
    days on market $442,900 Active 114 DOM
40. 2026-06-18
    days on market $442,900 Active 111 DOM
41. 2026-06-17
    days on market $442,900 Active 110 DOM
42. 2026-06-16
    days on market $442,900 Active 109 DOM
43. 2026-06-15
    days on market $442,900 Active 108 DOM
44. 2026-06-14
    days on market $442,900 Active 106 DOM
45. 2026-06-13
    days on market $442,900 Active 105 DOM
46. 2026-06-10
    days on market $442,900 Active 103 DOM
47. 2026-06-09
    days on market $442,900 Active 102 DOM
48. 2026-06-08
    days on market $442,900 Active 101 DOM
49. 2026-06-07
    days on market $442,900 Active 100 DOM
50. 2026-06-05
    days on market $442,900 Active 97 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: $42,973
• − Mortgage interest: −$25,928
• − Property taxes: −$6,943
• − Insurance: −$2,314
• − Repairs & maintenance: −$3,438
• − Management: −$3,438
• − Depreciation: −$13,465
• Taxable loss: −$12,554
• Est. tax savings @ 24.0%: +$3,013
• After-tax cash flow: $-1,424/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 · 4 photos

Excellent 100/100 None rehab

This new construction home in Bluffton, SC is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout and is move-in ready.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior aesthetics and value ↑

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

Price history

1 event — show timeline

• 2026-02-28 Listed $442,900 Zillow