Magdalena Plan · Bluffton, SC 29910

$397,990

3 bd · 2.5 ba · 1,887 sqft · SingleFamily · 469 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

Key facts

• Colorful playground
• Ample counter space
• Pickleball court

Tags

• MASTER-PLANNED COMMUNITY
• PRIME LOCATION
• DESIGNER-CURATED INTERIOR
• PICKLEBALL COURT
• COLORFUL PLAYGROUND
• AMPLE COUNTER SPACE

🏗️ New construction. The $397,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $456,524.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (23.3% below list).
• Recommended offer: $305k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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; 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 37% 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 $14k 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 469 days — a 12% lower offer ($350k) is reasonable based on typical stale-listing flexibility.

Recommended offer $305,356 (23.3% 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 469 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.97%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $456,524
• List price: $397,990
• Delta: -12.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Hartwell Rd	0.19mi	3/2.0	1,924 (+2%)	6mo	$425,000	$221	80
54 Hartwell Rd	0.23mi	3/2.0	1,904 (+1%)	7mo	$390,000	$205	80
12 Hartwell Rd	0.19mi	3/2.0	1,780 (-6%)	1mo	$405,000	$228	79
55 Hartwell Rd	0.21mi	3/2.0	1,904 (+1%)	11mo	$465,000	$244	78
80 Hartwell Rd	0.27mi	4/2.0 (+1)	1,903 (+1%)	3mo	$442,000	$232	76
7 Flint Rd	0.36mi	4/2.0 (+1)	1,904 (+1%)	2mo	$435,000	$228	73
95 Mainland Lks	0.30mi	3/2.0	1,904 (+1%)	14mo	$445,000	$234	71
317 Hill Pond Rd	0.67mi	4/2.5 (+1)	1,887 (0%)	2mo	$389,900	$207	62
305 Hill Pond Rd	0.66mi	4/2.5 (+1)	1,887 (0%)	5mo	$396,960	$210	60
33 Mainland Lakes Dr	0.14mi	4/3.0 (+1)	2,170 (+15%)	7mo	$505,000	$233	55
39 Hartwell Rd	0.18mi	3/3.0	2,170 (+15%)	19mo	$540,000	$249	49

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: -27.2%
• Equity multiple: 0.08×
• Total profit: $-117,938
• Equity at exit: $68,069

10-year hold

• IRR: -21.8%
• Equity multiple: -0.17×
• Total profit: $-149,616
• Equity at exit: $39,472

Cash invested: $127,827 (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: 10.9×

Monthly cashflow live

• Estimated rent: $3,054 medium
• Mortgage (P&I): −$2,394
• Tax est. 1.5%: −$571 /mo · $6,848/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-743

Break-even live

Break-even rent $3,994

Max offer price $349,065

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: $114,131
• Closing costs: $13,696
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Jocassee Rd Bluffton, SC	4.0	2.0	1903	$3,495	$1.84	13d	1	0.14mi
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$2,625	$1.58	13d	29	0.37mi

Listing history 24 events

1. 2026-06-18
   days on market $397,990 Active 469 DOM
2. 2026-06-17
   days on market $397,990 Active 468 DOM
3. 2026-06-16
   days on market $397,990 Active 467 DOM
4. 2026-06-15
   days on market $397,990 Active 466 DOM
5. 2026-06-14
   days on market $397,990 Active 464 DOM
6. 2026-06-13
   days on market $397,990 Active 463 DOM
7. 2026-06-10
   days on market $397,990 Active 461 DOM
8. 2026-06-09
   days on market $397,990 Active 460 DOM
9. 2026-06-08
   days on market $397,990 Active 459 DOM
10. 2026-06-07
    days on market $397,990 Active 458 DOM
11. 2026-06-05
    days on market $397,990 Active 455 DOM
12. 2026-06-03
    days on market $397,990 Active 454 DOM
13. 2026-06-03
    price $397,990 Active 453 DOM
14. 2026-06-02
    days on market $395,990 Active 453 DOM
15. 2026-06-01
    days on market $395,990 Active 452 DOM
16. 2026-05-31
    days on market $395,990 Active 451 DOM
17. 2026-05-06
    price $395,990 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

18. 2026-05-02
    price $393,990 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

19. 2026-03-26
    price $392,990 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

20. 2026-03-17
    price $395,990 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

21. 2026-03-07
    price $390,990 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

22. 2025-11-20
    price $405,990 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

23. 2025-03-30
    price $404,990 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

24. 2025-03-06
    listed $398,990 Active 1149-char remark

    Show marketing remark (1149 chars)

    Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Magdalena offers: Stunning kitchen with ample counter space for meal prep. Sprawling first floor with 9' ceilings for an open feel. Peaceful primary suite with a spacious walk-in closet. Flexible loft for extra living space. Convenient upstairs laundry near bedrooms.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,643
• − Mortgage interest: −$25,572
• − Property taxes: −$6,848
• − Insurance: −$2,283
• − Repairs & maintenance: −$2,931
• − Management: −$2,931
• − Depreciation: −$13,281
• Taxable loss: −$17,204
• Est. tax savings @ 24.0%: +$4,129
• After-tax cash flow: $-4,783/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

-0.8% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $395,990 Zillow
• 2026-05-02 Price Changed $393,990 Zillow
• 2026-03-26 Price Changed $392,990 Zillow
• 2026-03-17 Price Changed $395,990 Zillow
• 2026-03-07 Price Changed $390,990 Zillow
• 2025-11-20 Price Changed $405,990 Zillow
• 2025-03-30 Price Changed $404,990 Zillow
• 2025-03-06 Listed $398,990 Zillow