4 Erne Ct · Bluffton, SC 29909

$380,000

2 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 216 Days on market

Built 2005 5,662 sqft lot $245/sqft · at area comps Est $389k · 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 +12.0/30.0
• ARV discount +8.5/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Ηomе! Stер into thiѕ сharming Primrose floor plаn, іdeally nestled on a quiet cul-de-sac in the highly desirable Windsor Walk neighborhood of Sun City Hilton Head. This move-in-ready gem has been lovingly maintained by its original owner and is spotlessly clean-showing true pride of ownership from the moment you enter. Just off the entry foyer, a flexible den or office provides the perfect space for work or hobbies. The open living room connects effortlessly to a breakfast bar and spacious eat-in kitchen, featuring stainless steel appliances, granite countertops, abundant cabinetry, and a convenient pantry-ideal for both everyday living and entertaining. Unwind in the sunlit Carolina Room, adorned with plantation shutters with windows & slider that bring the outdoors in. The primary suite offers a peaceful retreat with a triple window featuring remote-operated cellular shades, a walk-in closet, an elevated dual vanity, and an oversized shower. A comfortable guest bedroom sits adjacent to a full bath, while the laundry room (with washer and dryer included) adds everyday ease. Additional highlights include an extended two-car garage, crown molding accents, ceiling fans, and durable LVP flooring in the Great Room for low-maintenance living. Enjoy the easy, relaxed lifestyle Sun City Hilton Head is known for-on a picturesque cul-de-sac lane surrounded by welcoming neighbors. If you're looking for comfort, style, and convenience with less yardwork, this home is the one you've been waiting for!

Key facts

• Primrose floor plan
• Granite countertops
• Den office

Tags

• PRIMROSE FLOOR PLAN
• WINDSOR WALK NEIGHBORHOOD
• DEN OFFICE
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (28.5% below list).
• Recommended offer: $272k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% 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 62% at this address vs 46% district-wide (+15 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 (+9.3%/yr); 657 active listings in the ZIP; 9 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 36% of the median local income ($91k/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 216 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $208k; list at $380k implies a 83% 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 $271,814 (28.5% 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 216 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 11.7

CMA / ARV

• ARV (median comp): $388,539
• List price: $380,000
• Delta: -2.20%
• 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
8 Biltmore Dr	0.08mi	3/2.0 (+1)	1,470 (-5%)	3mo	$345,000	$235	81
80 Biltmore Dr	0.11mi	3/2.0 (+1)	1,488 (-4%)	5mo	$325,000	$218	79
45 Basket Walk Dr	0.71mi	2/2.0	1,488 (-4%)	2mo	$427,000	$287	59
10 Pomegranate Ln	0.62mi	2/2.0	1,420 (-8%)	2mo	$300,000	$211	56
3 Basket Walk Dr	0.68mi	2/2.0	1,458 (-6%)	3mo	$337,500	$231	56
39 Nesting Ln	0.70mi	2/2.0	1,438 (-7%)	1mo	$336,250	$234	54
70 Bishop St	0.52mi	3/2.0 (+1)	1,438 (-7%)	6mo	$325,000	$226	54
481 Rye Creek Cir	0.66mi	2/2.0	1,690 (+9%)	5mo	$410,000	$243	50
36 Basket Walk Dr	0.72mi	2/2.0	1,346 (-13%)	3mo	$370,000	$275	42
497 Rye Creek Cir	0.65mi	2/2.0	1,772 (+14%)	6mo	$440,000	$248	41
41 Cypress Run	0.74mi	2/2.0	1,324 (-14%)	3mo	$329,000	$248	39
36 Nesting Ln	0.74mi	3/2.0 (+1)	1,338 (-14%)	1mo	$375,000	$280	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-53,211
• Equity at exit: $56,659

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $10,772
• Equity at exit: $32,855

Cash invested: $106,400 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,718 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-91

Break-even live

Break-even rent $2,833

Max offer price $363,906

Occupancy floor 98%

Sensitivity live

Price	-10% $124	-5% $16	+0% $-91	+5% $-199	+10% $-306
Rent	-10% $-306	-5% $-198	+0% $-91	+5% $16	+10% $124
Rate	-1.0pp $100	-0.5pp $6	base $-91	+0.5pp $-190	+1.0pp $-290

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Candlelight Ln Bluffton, SC	2.0	2.0	2189	$3,000	$1.37	15d	1	0.31mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	0.57mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	15d	1	0.69mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	22d	1	1.04mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	45d	1	1.26mi
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	45d	1	1.28mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.29mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	15d	1	1.39mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$2,554	$2.52	15d	21	1.44mi

Listing history 11 events

1. 2026-06-21
   days on market $380,000 Active 216 DOM
2. 2026-06-18
   status $380,000 Active 213 DOM
3. 2026-06-07
   statusdays on market $380,000 Active Under Contract 213 DOM
4. 2026-06-05
   days on market $380,000 Active 212 DOM
5. 2026-06-03
   days on market $380,000 Active 211 DOM
6. 2026-06-02
   days on market $380,000 Active 210 DOM
7. 2026-05-31
   days on market $380,000 Active 209 DOM
8. 2026-05-07
   price $380,000 1532-char remark

   Show marketing remark (1532 chars)

   Welcome Ηomе! Stер into thiѕ сharming Primrose floor plаn, іdeally nestled on a quiet cul-de-sac in the highly desirable Windsor Walk neighborhood of Sun City Hilton Head. This move-in-ready gem has been lovingly maintained by its original owner and is spotlessly clean-showing true pride of ownership from the moment you enter. Just off the entry foyer, a flexible den or office provides the perfect space for work or hobbies. The open living room connects effortlessly to a breakfast bar and spacious eat-in kitchen, featuring stainless steel appliances, granite countertops, abundant cabinetry, and a convenient pantry-ideal for both everyday living and entertaining. Unwind in the sunlit Carolina Room, adorned with plantation shutters with windows & slider that bring the outdoors in. The primary suite offers a peaceful retreat with a triple window featuring remote-operated cellular shades, a walk-in closet, an elevated dual vanity, and an oversized shower. A comfortable guest bedroom sits adjacent to a full bath, while the laundry room (with washer and dryer included) adds everyday ease. Additional highlights include an extended two-car garage, crown molding accents, ceiling fans, and durable LVP flooring in the Great Room for low-maintenance living. Enjoy the easy, relaxed lifestyle Sun City Hilton Head is known for-on a picturesque cul-de-sac lane surrounded by welcoming neighbors. If you're looking for comfort, style, and convenience with less yardwork, this home is the one you've been waiting for!

9. 2026-02-18
   price $400,000 1532-char remark

   Show marketing remark (1532 chars)

   Welcome Ηomе! Stер into thiѕ сharming Primrose floor plаn, іdeally nestled on a quiet cul-de-sac in the highly desirable Windsor Walk neighborhood of Sun City Hilton Head. This move-in-ready gem has been lovingly maintained by its original owner and is spotlessly clean-showing true pride of ownership from the moment you enter. Just off the entry foyer, a flexible den or office provides the perfect space for work or hobbies. The open living room connects effortlessly to a breakfast bar and spacious eat-in kitchen, featuring stainless steel appliances, granite countertops, abundant cabinetry, and a convenient pantry-ideal for both everyday living and entertaining. Unwind in the sunlit Carolina Room, adorned with plantation shutters with windows & slider that bring the outdoors in. The primary suite offers a peaceful retreat with a triple window featuring remote-operated cellular shades, a walk-in closet, an elevated dual vanity, and an oversized shower. A comfortable guest bedroom sits adjacent to a full bath, while the laundry room (with washer and dryer included) adds everyday ease. Additional highlights include an extended two-car garage, crown molding accents, ceiling fans, and durable LVP flooring in the Great Room for low-maintenance living. Enjoy the easy, relaxed lifestyle Sun City Hilton Head is known for-on a picturesque cul-de-sac lane surrounded by welcoming neighbors. If you're looking for comfort, style, and convenience with less yardwork, this home is the one you've been waiting for!

10. 2025-11-03
    listed $425,000 Active 1532-char remark

    Show marketing remark (1532 chars)

    Welcome Ηomе! Stер into thiѕ сharming Primrose floor plаn, іdeally nestled on a quiet cul-de-sac in the highly desirable Windsor Walk neighborhood of Sun City Hilton Head. This move-in-ready gem has been lovingly maintained by its original owner and is spotlessly clean-showing true pride of ownership from the moment you enter. Just off the entry foyer, a flexible den or office provides the perfect space for work or hobbies. The open living room connects effortlessly to a breakfast bar and spacious eat-in kitchen, featuring stainless steel appliances, granite countertops, abundant cabinetry, and a convenient pantry-ideal for both everyday living and entertaining. Unwind in the sunlit Carolina Room, adorned with plantation shutters with windows & slider that bring the outdoors in. The primary suite offers a peaceful retreat with a triple window featuring remote-operated cellular shades, a walk-in closet, an elevated dual vanity, and an oversized shower. A comfortable guest bedroom sits adjacent to a full bath, while the laundry room (with washer and dryer included) adds everyday ease. Additional highlights include an extended two-car garage, crown molding accents, ceiling fans, and durable LVP flooring in the Great Room for low-maintenance living. Enjoy the easy, relaxed lifestyle Sun City Hilton Head is known for-on a picturesque cul-de-sac lane surrounded by welcoming neighbors. If you're looking for comfort, style, and convenience with less yardwork, this home is the one you've been waiting for!

11. 2005-09-15
    soldstatus $207,722

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$1,118/yr (+$93/mo · 106.7%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,618
• − Mortgage interest: −$21,286
• − Property taxes: −$1,048
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$11,055
• Taxable loss: −$7,890
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $800/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

• County: Beaufort County · 163,770 people
• City population: 77,022
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 24,003
• Household income: $91,294
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 268.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 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: ▼ -27.99%
• Current HPI: 196.0491
• Rent YoY: ▲ 9.31%
• 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

+82.9% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $380,000 RSMLS
• 2026-02-18 Price Changed $400,000 RSMLS
• 2025-11-03 Listed $425,000 RSMLS
• 2005-09-15 Sold (Public Records) $207,722 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,048 · -0.1% YoY. Source: county tax records.