243 Turkey Oak Dr · Bluffton, SC 29910

$368,000

3 bd · 3.0 ba · 2,108 sqft · SingleFamily public records · 129 Days on market

Built 2017 4,356 sqft lot $175/sqft · 5% below area Est $427k · 14% 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 +13.7/15.0
• Cash flow +8.0/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifullу maіntaіnеd home with 3ΒR 2.5 ΒA with a great location tο ѕhopping, schools and downtown Bluffton. Lovely Kitchen with stainless appliances, island and stone countertops. Large fenced yard for privacy and serenity.

Key facts

• Stone countertops
• Stainless appliances
• Large fenced yard

Tags

• STAINLESS APPLIANCES
• STONE COUNTERTOPS
• LARGE FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $368k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (23.0% below list).
• Recommended offer: $283k (23.0% 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); 760 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 34% 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 129 days — a 12% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $31k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $320k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $283,328 (23.0% 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 129 days. Have you received any prior offers? Is the seller open to a 23% 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: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (median comp): $427,091
• List price: $368,000
• Delta: -13.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Red Northern Oak Way	0.15mi	4/3.0 (+1)	2,012 (-5%)	4mo	$370,000	$184	77
241 Turkey Oak Dr	0.01mi	4/3.0 (+1)	2,370 (+12%)	1mo	$445,524	$188	73
45 Ocoee Dr	0.40mi	3/2.0	2,068 (-2%)	4mo	$585,000	$283	71
44 Running Oak Dr	0.25mi	4/2.5 (+1)	1,835 (-13%)	3mo	$390,000	$213	57
59 Gatewood Ln	0.29mi	2/2.0 (-1)	1,876 (-11%)	5mo	$470,000	$251	55
84 Bridle Ct	0.34mi	4/2.5 (+1)	2,366 (+12%)	5mo	$1,250,000	$528	53
35 Heathrow Ave	0.31mi	2/2.0 (-1)	1,866 (-12%)	5mo	$535,000	$287	53
17 Scarlet Sage Dr	0.74mi	3/2.5	1,987 (-6%)	3mo	$524,990	$264	52
18 Golden Poppy Ln	0.70mi	3/2.0	1,900 (-10%)	1mo	$619,865	$326	46
19 Golden Poppy Ln	0.68mi	3/2.5	2,372 (+12%)	1mo	$567,631	$239	44
246 Midpoint Blvd	0.73mi	3/3.0	2,400 (+14%)	3mo	$676,265	$282	40
10 Cypress Vine Ct	0.72mi	2/2.0 (-1)	1,864 (-12%)	2mo	$429,000	$230	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: -22.4%
• Equity multiple: 0.22×
• Total profit: $-80,338
• Equity at exit: $54,870

10-year hold

• IRR: -14.1%
• Equity multiple: 0.15×
• Total profit: $-87,510
• Equity at exit: $31,818

Cash invested: $103,040 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,833 medium
• Mortgage (P&I): −$1,930
• Tax from tax record: −$530 /mo · $6,354/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-374

Break-even live

Break-even rent $3,307

Max offer price $301,863

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-270	+0% $-374	+5% $-479	+10% $-583
Rent	-10% $-598	-5% $-486	+0% $-374	+5% $-262	+10% $-151
Rate	-1.0pp $-189	-0.5pp $-281	base $-374	+0.5pp $-470	+1.0pp $-567

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: $92,000
• Closing costs: $11,040
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	15d	1	1.03mi
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$2,625	$1.58	15d	29	1.18mi
41 Jocassee Rd Bluffton, SC	4.0	2.0	1903	$3,495	$1.84	15d	1	1.29mi

Listing history 25 events

1. 2026-06-21
   days on market $368,000 Active 129 DOM
2. 2026-06-18
   days on market $368,000 Active 126 DOM
3. 2026-06-17
   days on market $368,000 Active 125 DOM
4. 2026-06-16
   days on market $368,000 Active 124 DOM
5. 2026-06-15
   days on market $368,000 Active 123 DOM
6. 2026-06-14
   days on market $368,000 Active 121 DOM
7. 2026-06-13
   days on market $368,000 Active 120 DOM
8. 2026-06-10
   pricedays on market $368,000 Active 118 DOM
9. 2026-06-09
   days on market $388,000 Active 117 DOM
10. 2026-06-08
    days on market $388,000 Active 116 DOM
11. 2026-06-07
    days on market $388,000 Active 115 DOM
12. 2026-06-05
    days on market $388,000 Active 112 DOM
13. 2026-06-03
    days on market $388,000 Active 111 DOM
14. 2026-06-02
    days on market $388,000 Active 110 DOM
15. 2026-06-01
    days on market $388,000 Active 109 DOM
16. 2026-05-31
    days on market $388,000 Active 108 DOM
17. 2026-05-05
    price $388,000 243-char remark

    Show marketing remark (243 chars)

    Beautifullу maіntaіnеd home with 3ΒR 2.5 ΒA with a great location tο ѕhopping, schools and downtown Bluffton. Lovely Kitchen with stainless appliances, island and stone countertops. Large fenced yard for privacy and serenity.

18. 2026-04-01
    price $390,000 243-char remark

    Show marketing remark (243 chars)

    Beautifullу maіntaіnеd home with 3ΒR 2.5 ΒA with a great location tο ѕhopping, schools and downtown Bluffton. Lovely Kitchen with stainless appliances, island and stone countertops. Large fenced yard for privacy and serenity.

19. 2026-03-04
    status Active 243-char remark

    Show marketing remark (243 chars)

    Beautifullу maіntaіnеd home with 3ΒR 2.5 ΒA with a great location tο ѕhopping, schools and downtown Bluffton. Lovely Kitchen with stainless appliances, island and stone countertops. Large fenced yard for privacy and serenity.

20. 2026-02-06
    historical 243-char remark

    Show marketing remark (243 chars)

    Beautifullу maіntaіnеd home with 3ΒR 2.5 ΒA with a great location tο ѕhopping, schools and downtown Bluffton. Lovely Kitchen with stainless appliances, island and stone countertops. Large fenced yard for privacy and serenity.

21. 2026-01-18
    listed $399,000 Active 243-char remark

    Show marketing remark (243 chars)

    Beautifullу maіntaіnеd home with 3ΒR 2.5 ΒA with a great location tο ѕhopping, schools and downtown Bluffton. Lovely Kitchen with stainless appliances, island and stone countertops. Large fenced yard for privacy and serenity.

22. 2021-08-16
    soldstatus $320,000
23. 2021-08-13
    soldstatus $320,000 386-char remark

    Show marketing remark (386 chars)

    Location, location, location! Looking for a home close to Old Town Bluffton and Savannah! Or maybe you enjoy the convenience of being near a new shopping complex or school zones. This home is in like new condition, and features 3 bedrooms, 2.5 baths, 2-car garage, fenced yard, LVP flooring throughout living areas, oversized lot, and solar panels. Don't hesitate because it won't last.

24. 2021-05-07
    listed $325,000 386-char remark

    Show marketing remark (386 chars)

    Location, location, location! Looking for a home close to Old Town Bluffton and Savannah! Or maybe you enjoy the convenience of being near a new shopping complex or school zones. This home is in like new condition, and features 3 bedrooms, 2.5 baths, 2-car garage, fenced yard, LVP flooring throughout living areas, oversized lot, and solar panels. Don't hesitate because it won't last.

25. 2017-01-03
    soldstatus $50,372

ⓘ 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: $6,354 · $530/mo
• Projected year-2 tax: $6,354 · $530/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 5/10 Major
• 🌡 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: $33,999
• − Mortgage interest: −$20,614
• − Property taxes: −$6,354
• − Insurance: −$1,840
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$10,705
• Taxable loss: −$10,954
• Est. tax savings @ 24.0%: +$2,629
• After-tax cash flow: $-1,864/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

+670.3% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $388,000 RSMLS
• 2026-04-01 Price Changed $390,000 RSMLS
• 2026-03-04 Relisted — RSMLS
• 2026-02-06 Delisted — RSMLS
• 2026-01-18 Listed $399,000 RSMLS
• 2021-08-16 Sold (Public Records) $320,000 Public Records
• 2021-08-13 Sold (MLS) $320,000 RSMLS
• 2021-05-07 Listed $325,000 RSMLS
• 2017-01-03 Sold (Public Records) $50,372 Public Records

Property tax history

+6.5%/yr

Latest (2025): $6,354 · +1.5% YoY. Source: county tax records.