122 Brickway St · Bluffton, SC 29910

$339,000

3 bd · 3.0 ba · 2,044 sqft · Townhouse public records · 10 Days on market

Built 2017 2,178 sqft lot Est $325k · 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 +17.5/30.0
• ARV discount +5.6/15.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDER CONSTRUCTION. Quality built townhome by Landmark 24 Homes. This exciting new floor plan has a bedroom & full bath downstairs, perfect for guests or family members who prefer to avoid climbing stairs. The home features an open floor plan with large family room, kitchen and dining area. You'll love the center island and 42” upper kitchen cabinetry w/recessed panel doors & crown molding. The kitchen comes fully equipped w/Stainless appliances including, side-by-side refrigerator. The upstairs master suite is beautifully appointed w/a deluxe tray ceiling w/crown molding, ceiling fan/light fixture, adjoining master bath w/2 sink vanity, garden tub & separate shower. His and her closets. Upstairs 3rd bedroom has private full bath. Laundry room upstairs. Est. completion Sept. 2017

Key facts

• Front door parking
• Guest parking
• Open floor plan

Tags

• OPEN FLOOR PLAN
• PATIO AREA
• ROOMY LAWN
• FRONT DOOR PARKING
• GUEST PARKING
• TOP QUALITY WASHER AND DRYER

Property features AI

Finance

• HOA & community: Association fee covers grounds maintenance

Exterior

• Parking: Assigned and unassigned parking
• Utilities: Public water
• Home design: 2 stories; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Paved driveway

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal
• Bedrooms: Upper level primary
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Insulated windows; Window treatments; Attic with pull-down attic stairs; Smooth ceilings; Cable TV; Upper-level primary; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $339k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $289k (14.6% below list).
• Recommended offer: $289k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); 761 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 35% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $167k; list at $339k implies a 103% 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; major 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 $289,478 (14.6% 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. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $324,996
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Brickway St	0.06mi	3/3.0	2,050 (+0%)	4mo	$325,000	$159	93

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-35,351
• Equity at exit: $50,546

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $3,077
• Equity at exit: $29,311

Cash invested: $94,920 (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: 761
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,895 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $261

Break-even live

Break-even rent $2,565

Max offer price $339,000

Occupancy floor 86%

Sensitivity live

Price	-10% $453	-5% $357	+0% $261	+5% $165	+10% $69
Rent	-10% $32	-5% $146	+0% $261	+5% $375	+10% $490
Rate	-1.0pp $432	-0.5pp $347	base $261	+0.5pp $173	+1.0pp $84

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$2,625	$1.58	15d	29	0.95mi
41 Jocassee Rd Bluffton, SC	4.0	2.0	1903	$3,495	$1.84	15d	1	0.99mi
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$2,468	$1.30	15d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $339,000 Active 10 DOM
2. 2026-06-18
   days on market $339,000 Active 7 DOM
3. 2026-06-17
   days on market $339,000 Active 6 DOM
4. 2026-06-16
   days on market $339,000 Active 5 DOM
5. 2026-06-15
   days on market $339,000 Active 4 DOM
6. 2026-06-14
   days on market $339,000 Active 2 DOM
7. 2026-06-13
   remarks 523-char remark
8. 2026-06-13
   listed $339,000 Active 1 DOM

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$648/yr (+$54/mo · 50.4%)

ⓘ 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 6/10 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: $34,737
• − Mortgage interest: −$18,989
• − Property taxes: −$1,284
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$9,862
• Taxable loss: −$2,651
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $3,766/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

+99.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $339,000 RSMLS
• 2017-09-15 Sold (MLS) $166,900 LRMLS
• 2017-04-10 Listed $169,900 LRMLS

Property tax history

+21.6%/yr

Latest (2025): $1,284 · -0.1% YoY. Source: county tax records.