6 Broughton Ct · Bluffton, SC 29909

$380,000

1 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 146 Days on market

Built 1996 6,534 sqft lot $217/sqft · at area comps Est $386k · 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 +9.5/30.0
• ARV discount +8.1/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Expandеd Bаrton/Ѕаratoga сοnveniently located to Tοwn Ѕquare. Great to be able to walk out your door & walk to Town Square fitness center, pools, tennis, pickleball, theatre, Okatie Creek restaurant, etc. This home, located on cul-de-sac court, has Hardiplank exterior, extended Great Room adjoining den/office/sleeping area; kitchen with granite countertops & breakfast bar; primary extended bedroom w/ desk area & bath w/ walk in shower & walk in closet. Split floor plan for guest privacy. Wood & tile floors, ceiling fans & crown molding throughout. Extended back patio for relaxing after a hard day at play.

Key facts

• Hardiplank exterior
• Extended great room
• Granite countertops

Tags

• HARDIPLANK EXTERIOR
• EXTENDED GREAT ROOM
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• PRIMARY EXTENDED BEDROOM
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (34.4% below list).
• Recommended offer: $249k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 9 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 33% 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 146 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $119k; list at $380k implies a 220% 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 $249,223 (34.4% 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 146 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 12.7

CMA / ARV

• ARV (median comp): $385,562
• List price: $380,000
• Delta: -1.44%
• 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
3 Lake Somerset Cir	0.09mi	2/2.0 (+1)	1,672 (-4%)	1mo	$420,000	$251	83
11 Argent Way	0.26mi	2/2.0 (+1)	1,755 (+0%)	11mo	$410,000	$234	73
6 Proctor Ln	0.37mi	2/2.0 (+1)	1,776 (+2%)	7mo	$392,000	$221	70
1 Scenic Dr	0.20mi	2/2.0 (+1)	1,600 (-8%)	5mo	$400,000	$250	67
16 Raymond Rd	0.56mi	2/2.0 (+1)	1,695 (-3%)	5mo	$406,600	$240	59
115 Fort Beauregard Ln	0.63mi	2/2.0 (+1)	1,682 (-4%)	4mo	$420,000	$250	56
8 Chicory Ct	0.38mi	2/2.0 (+1)	1,961 (+12%)	2mo	$540,000	$275	55
43 Devant Dr E	0.61mi	2/2.0 (+1)	1,700 (-3%)	10mo	$301,000	$177	53
6 Raymond Ct	0.47mi	2/2.0 (+1)	1,865 (+7%)	12mo	$459,000	$246	52
110 Fort Walker Ln	0.69mi	2/2.0 (+1)	1,659 (-5%)	7mo	$395,000	$238	49
24 Devant Dr W	0.66mi	2/2.0 (+1)	1,878 (+7%)	9mo	$435,000	$232	44
6 Devant Dr E	0.66mi	2/2.0 (+1)	1,609 (-8%)	13mo	$390,000	$242	40

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: -16.8%
• Equity multiple: 0.39×
• Total profit: $-65,427
• Equity at exit: $56,659

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-19,511
• 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: 650
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-264

Break-even live

Break-even rent $2,826

Max offer price $333,354

Occupancy floor —

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
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	43d	1	0.12mi
10 Chicory Ct Okatie, SC	2.0	2.0	2141	$3,600	$1.68	13d	1	0.37mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	21d	1	0.45mi
10 Raymond Rd Bluffton, SC	2.0	2.5	2098	$2,730	$1.30	13d	1	0.61mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	43d	1	0.67mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	13d	1	0.94mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	43d	1	1.05mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	13d	1	1.43mi
201 Saddle Horse Dr Okatie, SC	1.0–3.0	1.0–2.5	1208	$2,100	$1.74	13d	8	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $380,000 Active 146 DOM
2. 2026-06-17
   days on market $380,000 Active 145 DOM
3. 2026-06-16
   days on market $380,000 Active 144 DOM
4. 2026-06-15
   days on market $380,000 Active 143 DOM
5. 2026-06-14
   days on market $380,000 Active 141 DOM
6. 2026-06-13
   days on market $380,000 Active 140 DOM
7. 2026-06-10
   days on market $380,000 Active 138 DOM
8. 2026-06-09
   days on market $380,000 Active 137 DOM
9. 2026-06-08
   days on market $380,000 Active 136 DOM
10. 2026-06-07
    days on market $380,000 Active 135 DOM
11. 2026-06-05
    days on market $380,000 Active 132 DOM
12. 2026-06-03
    days on market $380,000 Active 131 DOM
13. 2026-06-02
    days on market $380,000 Active 130 DOM
14. 2026-06-01
    days on market $380,000 Active 129 DOM
15. 2026-05-31
    days on market $380,000 Active 128 DOM
16. 2026-01-23
    listed $380,000 Active 664-char remark

    Show marketing remark (664 chars)

    Expandеd Bаrton/Ѕаratoga сοnveniently located to Tοwn Ѕquare. Great to be able to walk out your door & walk to Town Square fitness center, pools, tennis, pickleball, theatre, Okatie Creek restaurant, etc. This home, located on cul-de-sac court, has Hardiplank exterior, extended Great Room adjoining den/office/sleeping area; kitchen with granite countertops & breakfast bar; primary extended bedroom w/ desk area & bath w/ walk in shower & walk in closet. Split floor plan for guest privacy. Wood & tile floors, ceiling fans & crown molding throughout. Extended back patio for relaxing after a hard day at play.

17. 2025-11-04
    price $380,000
18. 2025-10-01
    price $390,000
19. 2025-09-03
    price $400,000
20. 2025-01-29
    status Active
21. 2025-01-15
    listed $415,000
22. 1996-08-29
    soldstatus $118,672

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$1,184/yr (+$99/mo · 120.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,907
• − Mortgage interest: −$21,286
• − Property taxes: −$982
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$11,055
• Taxable loss: −$10,101
• Est. tax savings @ 24.0%: +$2,424
• After-tax cash flow: $-744/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

+220.2% since first listed

7 events — show timeline

• 2026-01-23 Listed $380,000 RSMLS
• 2025-11-04 Price Changed $380,000 RSMLS
• 2025-10-01 Price Changed $390,000 RSMLS
• 2025-09-03 Price Changed $400,000 RSMLS
• 2025-01-29 Relisted — RSMLS
• 2025-01-15 Listed $415,000 RSMLS
• 1996-08-29 Sold (Public Records) $118,672 Public Records

Property tax history

+4.9%/yr

Latest (2024): $982 · -0.0% YoY. Source: county tax records.