273 Stoney Xing · Bluffton, SC 29910

$375,000

4 bd · 3.5 ba · 1,704 sqft · SingleFamily public records · 28 Days on market

Built 2006 7,840 sqft lot Est $404k · 7% under ↓ 5% since listing

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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 +13.0/30.0
• ARV discount +10.7/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 3.5-bath home located in the desirable Edgefield community just off Buckwalter Parkway in Bluffton, SC. Situated on a premium corner lot with peaceful wooded views, this home offers both privacy and convenience. Enjoy relaxing year-round on the screened porch and appreciate the flexibility of having two primary suites - one downstairs and another upstairs. Recent upgrades include new flooring and fresh paint throughout, making this home truly move-in ready. Residents enjoy access to the community pool and proximity to the Buckwalter Recreation Center, top-rated schools, shopping, dining, and medical facilities.

Key facts

• Premium corner lot
• Community pool
• Screened porch

Tags

• PREMIUM CORNER LOT
• PEACEFUL WOODED VIEWS
• SCREENED PORCH
• TWO PRIMARY SUITES
• COMMUNITY POOL
• TOP-RATED SCHOOLS

Property features AI

Finance

• HOA & community: Community pool; Clubhouse; Playground

Exterior

• Parking: Attached one-car garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: Two-story home; Brick and vinyl siding exterior; Asphalt roof; Has a view
• Construction: Brick and vinyl siding construction; Asphalt roof
• Exterior features: Enclosed porch; Screened porch; Front and rear porches; Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Refrigerator; Pantry
• Bedrooms: Primary bedroom located on the first floor
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Ceiling fans; Main-level primary suite; Multiple primary suites; Multiple closets; New paint; Pull-down attic stairs; Smooth ceilings; Pantry; Unfurnished
• Laundry & utility: Dedicated laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (26.8% below list).
• Recommended offer: $275k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+4.1%/yr); 760 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 28 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,505 (26.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $403,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
259 Stoney Xing	0.07mi	4/3.5	1,704 (0%)	6mo	$345,000	$202	92
463 Live Oak Walk	0.12mi	4/2.5	1,689 (-1%)	11mo	$380,000	$225	80
474 Live Oak Walk	0.05mi	3/2.5 (-1)	1,458 (-14%)	3mo	$345,000	$237	62
18 Hollowtail Dr	0.53mi	4/2.5	1,826 (+7%)	4mo	$385,000	$211	56
4 Grande Oaks Dr	0.39mi	3/2.0 (-1)	1,601 (-6%)	7mo	$530,000	$331	55
229 Stoney Xing	0.16mi	3/2.0 (-1)	1,458 (-14%)	3mo	$349,000	$239	55
115 Heartstone Cir	0.55mi	4/2.0	1,600 (-6%)	4mo	$375,000	$234	55
22 Sandy Pointe Dr	0.62mi	4/2.5	1,766 (+4%)	10mo	$385,700	$218	53
7 Maypop Ct	0.31mi	4/2.0	1,932 (+13%)	8mo	$650,000	$336	50
7 W Morningside Dr	0.52mi	4/2.0	1,511 (-11%)	3mo	$330,000	$218	49
112 Stoney Xing	0.44mi	3/2.0 (-1)	1,525 (-10%)	4mo	$365,000	$239	47
41 Broadland Cir	0.58mi	3/2.0 (-1)	1,576 (-8%)	10mo	$375,000	$238	41

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-59,295
• Equity at exit: $55,914

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-41,716
• Equity at exit: $32,423

Cash invested: $105,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,745 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-20

Break-even live

Break-even rent $2,771

Max offer price $371,445

Occupancy floor 96%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Live Oak Walk Bluffton, SC	4.0	2.5	1613	$2,500	$1.55	43d	1	0.11mi
326 Mill Pond Rd Bluffton, SC	3.0	2.5	1500	$2,450	$1.63	21d	1	1.11mi
242 West Sq Bluffton, SC	3.0	2.5	1275	$2,150	$1.69	21d	1	1.16mi
11 Parklands Dr Bluffton, SC	1.0–3.0	1.0–2.0	1088	$2,628	$2.41	13d	33	1.21mi

Listing history 27 events

1. 2026-06-18
   days on market $375,000 Active 28 DOM
2. 2026-06-17
   days on market $375,000 Active 27 DOM
3. 2026-06-16
   days on market $375,000 Active 26 DOM
4. 2026-06-15
   days on market $375,000 Active 25 DOM
5. 2026-06-14
   days on market $375,000 Active 23 DOM
6. 2026-06-13
   days on market $375,000 Active 22 DOM
7. 2026-06-10
   days on market $375,000 Active 20 DOM
8. 2026-06-09
   days on market $375,000 Active 19 DOM
9. 2026-06-08
   days on market $375,000 Active 18 DOM
10. 2026-06-07
    days on market $375,000 Active 17 DOM
11. 2026-06-05
    days on market $375,000 Active 14 DOM
12. 2026-06-03
    days on market $375,000 Active 13 DOM
13. 2026-06-02
    days on market $375,000 Active 12 DOM
14. 2026-06-01
    days on market $375,000 Active 11 DOM
15. 2026-05-31
    days on market $375,000 Active 10 DOM
16. 2026-05-30
    days on market $375,000 Active 9 DOM
17. 2026-05-21
    listed $375,000 Active

    Show marketing remark (665 chars)

    Welcome to this beautifully updated 4-bedroom, 3.5-bath home located in the desirable Edgefield community just off Buckwalter Parkway in Bluffton, SC. Situated on a premium corner lot with peaceful wooded views, this home offers both privacy and convenience. Enjoy relaxing year-round on the screened porch and appreciate the flexibility of having two primary suites - one downstairs and another upstairs. Recent upgrades include new flooring and fresh paint throughout, making this home truly move-in ready. Residents enjoy access to the community pool and proximity to the Buckwalter Recreation Center, top-rated schools, shopping, dining, and medical facilities.

18. 2026-05-21
    listed $375,000 Active 665-char remark

    Show marketing remark (665 chars)

    Welcome to this beautifully updated 4-bedroom, 3.5-bath home located in the desirable Edgefield community just off Buckwalter Parkway in Bluffton, SC. Situated on a premium corner lot with peaceful wooded views, this home offers both privacy and convenience. Enjoy relaxing year-round on the screened porch and appreciate the flexibility of having two primary suites - one downstairs and another upstairs. Recent upgrades include new flooring and fresh paint throughout, making this home truly move-in ready. Residents enjoy access to the community pool and proximity to the Buckwalter Recreation Center, top-rated schools, shopping, dining, and medical facilities.

19. 2025-04-14
    soldstatus $380,000
20. 2025-03-24
    soldstatus $380,000 Closed 650-char remark

    Show marketing remark (650 chars)

    Charming 4-Bedroom, 3.5-Bath Home in Prime Bluffton Location! Nestled on a corner lot, this spacious home offers comfort and convenience, just minutes from Old Town Bluffton, schools, restaurants, and shopping, peaceful living with easy access to everything you need. The main floor includes a bedroom with an en suite bath, ideal for guests or a private office, and an updated kitchen with stainless steel appliances. Upstairs, find three bedrooms, including a master suite with an en suite bath. Enjoy a screened-in porch, one-car garage, and access to a community pool and playground. Low HOA fees make this a great value schedule your tour today!

21. 2025-03-24
    soldstatus $380,000 Closed

    Show marketing remark (650 chars)

    Charming 4-Bedroom, 3.5-Bath Home in Prime Bluffton Location! Nestled on a corner lot, this spacious home offers comfort and convenience, just minutes from Old Town Bluffton, schools, restaurants, and shopping, peaceful living with easy access to everything you need. The main floor includes a bedroom with an en suite bath, ideal for guests or a private office, and an updated kitchen with stainless steel appliances. Upstairs, find three bedrooms, including a master suite with an en suite bath. Enjoy a screened-in porch, one-car garage, and access to a community pool and playground. Low HOA fees make this a great value schedule your tour today!

22. 2025-03-08
    status Pending

    Show marketing remark (650 chars)

    Charming 4-Bedroom, 3.5-Bath Home in Prime Bluffton Location! Nestled on a corner lot, this spacious home offers comfort and convenience, just minutes from Old Town Bluffton, schools, restaurants, and shopping, peaceful living with easy access to everything you need. The main floor includes a bedroom with an en suite bath, ideal for guests or a private office, and an updated kitchen with stainless steel appliances. Upstairs, find three bedrooms, including a master suite with an en suite bath. Enjoy a screened-in porch, one-car garage, and access to a community pool and playground. Low HOA fees make this a great value schedule your tour today!

23. 2025-03-08
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Charming 4-Bedroom, 3.5-Bath Home in Prime Bluffton Location! Nestled on a corner lot, this spacious home offers comfort and convenience, just minutes from Old Town Bluffton, schools, restaurants, and shopping, peaceful living with easy access to everything you need. The main floor includes a bedroom with an en suite bath, ideal for guests or a private office, and an updated kitchen with stainless steel appliances. Upstairs, find three bedrooms, including a master suite with an en suite bath. Enjoy a screened-in porch, one-car garage, and access to a community pool and playground. Low HOA fees make this a great value schedule your tour today!

24. 2025-02-25
    historical Under Contract - Take Backup

    Show marketing remark (650 chars)

    Charming 4-Bedroom, 3.5-Bath Home in Prime Bluffton Location! Nestled on a corner lot, this spacious home offers comfort and convenience, just minutes from Old Town Bluffton, schools, restaurants, and shopping, peaceful living with easy access to everything you need. The main floor includes a bedroom with an en suite bath, ideal for guests or a private office, and an updated kitchen with stainless steel appliances. Upstairs, find three bedrooms, including a master suite with an en suite bath. Enjoy a screened-in porch, one-car garage, and access to a community pool and playground. Low HOA fees make this a great value schedule your tour today!

25. 2025-02-25
    historical Active Under Contract 650-char remark

    Show marketing remark (650 chars)

    Charming 4-Bedroom, 3.5-Bath Home in Prime Bluffton Location! Nestled on a corner lot, this spacious home offers comfort and convenience, just minutes from Old Town Bluffton, schools, restaurants, and shopping, peaceful living with easy access to everything you need. The main floor includes a bedroom with an en suite bath, ideal for guests or a private office, and an updated kitchen with stainless steel appliances. Upstairs, find three bedrooms, including a master suite with an en suite bath. Enjoy a screened-in porch, one-car garage, and access to a community pool and playground. Low HOA fees make this a great value schedule your tour today!

26. 2025-02-15
    listed $395,000 Active
27. 2025-02-03
    listed $395,000 Active 650-char remark

    Show marketing remark (650 chars)

    Charming 4-Bedroom, 3.5-Bath Home in Prime Bluffton Location! Nestled on a corner lot, this spacious home offers comfort and convenience, just minutes from Old Town Bluffton, schools, restaurants, and shopping, peaceful living with easy access to everything you need. The main floor includes a bedroom with an en suite bath, ideal for guests or a private office, and an updated kitchen with stainless steel appliances. Upstairs, find three bedrooms, including a master suite with an en suite bath. Enjoy a screened-in porch, one-car garage, and access to a community pool and playground. Low HOA fees make this a great value schedule your tour today!

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $2,138 · $178/mo
• Expected delta: +$1,346/yr (+$112/mo · 170.2%)

ⓘ 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 · 18 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: $32,941
• − Mortgage interest: −$21,006
• − Property taxes: −$791
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,635
• − Management: −$2,635
• − Depreciation: −$10,909
• Taxable loss: −$6,911
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $1,417/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): 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

-5.1% since first listed

11 events — show timeline

• 2026-05-21 Listed $375,000 RSMLS
• 2026-05-21 Listed $375,000 LRMLS
• 2025-04-14 Sold (Public Records) $380,000 Public Records
• 2025-03-24 Sold (MLS) $380,000 LRMLS
• 2025-03-24 Sold (MLS) $380,000 RSMLS
• 2025-03-08 Pending — LRMLS
• 2025-03-08 Pending — RSMLS
• 2025-02-25 Contingent — LRMLS
• 2025-02-25 Contingent — RSMLS
• 2025-02-15 Listed $395,000 LRMLS
• 2025-02-03 Listed $395,000 RSMLS

Property tax history

-5.6%/yr

Latest (2025): $791 · -64.8% YoY. Source: county tax records.