8 Orion Pl · Bluffton, SC 29909

$308,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 9 Days on market

Built 2006 5,662 sqft lot $275/sqft · 16% below area Est $364k · 16% 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 +23.2/30.0
• ARV discount +14.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * AMAZING AZALEA * * * By far the most attractive Azalea on the market!! Beautiful, warm presentation, gorgeous Silestone counters & coordinating tumbled stone backsplash! Custom cabinets w/ matching Silestone countertop in washer/dryer area! Maple cabs w/ crown, black appl, GAS stove! Refrig & liv room carpet replaced approx 2 yrs ago. Designer colors, Mstr Bath w/ framed dual mirrors w/ custom built-in. Frt load washer/dryer, SMOOTH CEILINGS! Tiled screened porch w/ vinyl slider windows & shades! Arch shingles, comfort height toilets, upgraded dishwasher, Murphy Bed, WOODS! MUST SEE THIS ONE!!!

Key facts

• Murphy bed
• Custom built-in desk
• Window blinds

Tags

• ENCLOSED PORCH
• PRIVATE WOODED BACKYARD
• CUSTOM BUILT-IN DESK
• MURPHY BED
• RAISED VANITIES
• WINDOW BLINDS

Property features AI

Finance

• Other: Pets allowed; Senior community
• HOA & community: Association maintains grounds; Community amenities include pool, fitness center, playground, tennis courts, pickleball, basketball court, bocce court, dog park, garden area, picnic area, trails, restaurant, guard, and trail(s)

Exterior

• Parking: 2-car garage; Garage
• Security: Storm/security shutters; Gated/guard (community amenity)
• Utilities: Public water
• Home design: Stucco construction; Azalea builder model; Asphalt roof
• Construction: Stucco exterior; Asphalt roof
• Exterior features: Paved driveway; Rain gutters; Storm/security shutters; Enclosed porch; Porch; Community pool; Has view; Faces east

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Self-cleaning oven; Trash compactor; Refrigerator; Eat-in kitchen
• Bedrooms: Main level primary
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Multiple closets; Window treatments; Entrance foyer; Eat-in kitchen; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/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 $303k (1.5% below list).
• Recommended offer: $303k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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 (+9.3%/yr); 650 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 ($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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $86k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $190k; list at $308k implies a 62% 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 $303,312 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (median comp): $364,500
• List price: $308,000
• Delta: -15.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Twinkling Ct	0.08mi	2/2.0 (-1)	1,140 (+2%)	7mo	$315,000	$276	82
27 Orion Pl	0.09mi	2/2.0 (-1)	1,240 (+11%)	2mo	$350,000	$282	72
23 Callisto Rd	0.15mi	2/2.0 (-1)	1,260 (+12%)	3mo	$300,000	$238	65
21 Callisto Rd	0.15mi	2/2.0 (-1)	1,240 (+11%)	13mo	$313,000	$252	59
4 Moonglow Ct	0.19mi	2/2.0 (-1)	1,240 (+11%)	17mo	$310,500	$250	54
19 Countryside Ct	0.70mi	2/2.0 (-1)	1,120 (0%)	16mo	$332,000	$296	49
9 Beaufort River Rd	0.33mi	2/2.0 (-1)	1,258 (+12%)	21mo	$343,000	$273	42
14 Pineapple Dr	0.43mi	2/2.0 (-1)	1,258 (+12%)	19mo	$355,000	$282	39
47 Wild Strawberry Ln	0.51mi	2/2.0 (-1)	1,278 (+14%)	24mo	$350,000	$274	28

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,431
• Equity at exit: $45,924

10-year hold

• IRR: 14.2%
• Equity multiple: 2.38×
• Total profit: $119,306
• Equity at exit: $26,630

Cash invested: $86,240 (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: 650
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,033 medium
• Mortgage (P&I): −$1,615
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $556

Break-even live

Break-even rent $2,329

Max offer price $308,000

Occupancy floor 77%

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: $77,000
• Closing costs: $9,240
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	43d	1	0.34mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$3,032	$2.99	13d	21	0.73mi

Listing history 6 events

1. 2026-05-14
   status Pending 672-char remark
2. 2026-05-06
   historical Active Under Contract 672-char remark
3. 2026-04-27
   listed $308,000 Active 672-char remark
4. 2015-01-29
   soldstatus $190,000
5. 2015-01-23
   soldstatus $190,000 632-char remark

   Show marketing remark (632 chars)

   * * * AMAZING AZALEA * * * By far the most attractive Azalea on the market!! Beautiful, warm presentation, gorgeous Silestone counters & coordinating tumbled stone backsplash! Custom cabinets w/ matching Silestone countertop in washer/dryer area! Maple cabs w/ crown, black appl, GAS stove! Refrig & liv room carpet replaced approx 2 yrs ago. Designer colors, Mstr Bath w/ framed dual mirrors w/ custom built-in. Frt load washer/dryer, SMOOTH CEILINGS! Tiled screened porch w/ vinyl slider windows & shades! Arch shingles, comfort height toilets, upgraded dishwasher, Murphy Bed, WOODS! MUST SEE THIS ONE!!!

6. 2014-10-30
   listed $194,500 632-char remark

   Show marketing remark (632 chars)

   * * * AMAZING AZALEA * * * By far the most attractive Azalea on the market!! Beautiful, warm presentation, gorgeous Silestone counters & coordinating tumbled stone backsplash! Custom cabinets w/ matching Silestone countertop in washer/dryer area! Maple cabs w/ crown, black appl, GAS stove! Refrig & liv room carpet replaced approx 2 yrs ago. Designer colors, Mstr Bath w/ framed dual mirrors w/ custom built-in. Frt load washer/dryer, SMOOTH CEILINGS! Tiled screened porch w/ vinyl slider windows & shades! Arch shingles, comfort height toilets, upgraded dishwasher, Murphy Bed, WOODS! MUST SEE THIS ONE!!!

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$602/yr (+$50/mo · 52.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥107°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: $36,397
• − Mortgage interest: −$17,253
• − Property taxes: −$1,154
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,912
• − Management: −$2,912
• − Depreciation: −$8,960
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $6,278/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

+58.4% since first listed

6 events — show timeline

• 2026-05-14 Pending — RSMLS
• 2026-05-06 Contingent — RSMLS
• 2026-04-27 Listed $308,000 RSMLS
• 2015-01-29 Sold (Public Records) $190,000 Public Records
• 2015-01-23 Sold (MLS) $190,000 RSMLS
• 2014-10-30 Listed $194,500 RSMLS

Property tax history

+8.8%/yr

Latest (2025): $1,154 · -0.1% YoY. Source: county tax records.