39 Callisto Rd · Bluffton, SC 29909

$369,000

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 162 Days on market

Built 2006 5,227 sqft lot $257/sqft · at area comps Est $366k · at est. ↓ 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 +14.8/30.0
• ARV discount +7.2/15.0
• Rent growth +4.8/5.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New 30 yeаr Arсhitесtural Shinglе Rοof with Transferable Warrantу fοr New Owner. (May 2026) A home you'll want to see in person! This fabulous Primrose is (1,438 sq. ft + @15x16 porch). With a freshly painted interior and all Smooth Ceilings (No popcorn), this home flows into an extended screened gathering area. The home's setting is both private and quiet. From living areas to dining and outdoor space there is an open but connected feel. Family and friends will enjoying song birds with coffee on this wonderful lanai. The home has 2 bedrooms, 2 bathrooms, and a dedicated office/flex room that can easily function as an optional 3rd bedroom when needed. It is both functional and inviting. New LPV in main living area and office/flex space. Newer carpet in master bedroom. Plantation shutters in great room and Crown molding throughout the home. The large kitchen at the heart of the home, features ample storage cabinets with a separate pantry. Gas range. Plus enough counter space for multiple chefs. The Bay Window in the Primary Suite create a retreat that overlooks the private backyard. The En-suite bath features dual vanities and a separate shower. Plus a walk-in closet. The split floor plan offers privacy for your guests with a large bedroom and bath. The laundry room with washer & dryer is in a convenient central location. Two car Garage has a folding garage screen for ventilation and privacy plus pull-down stairs w/ some floored storage. There is also a convenient utility sink. Roof 2026, HVAC 2021. Interior painted 2022, Exterior soft wash 2026. Enjoy all that Sun City has to offer, including multiple pools, fitness centers, golf, pickleball and tennis, wood working shop, walking trails, clubs, dining, and a full calendar of social activities.

Key facts

• Plantation shutters
• Eat-in kitchen
• Crown molding

Tags

• EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• SPACIOUS SCREENED PORCH
• CROWN MOLDING
• PLANTATION SHUTTERS
• REMOVAL OF POPCORN CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $296k (19.7% below list).
• Recommended offer: $296k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 660 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 39% 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 162 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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 $296,341 (19.7% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $366,467
• List price: $369,000
• Delta: 0.69%
• 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
24 Orion Pl	0.07mi	3/2.0	1,440 (+0%)	3mo	$365,000	$253	94
35 Orion Pl	0.03mi	2/2.0 (-1)	1,440 (+0%)	5mo	$368,000	$256	89
25 Wild Strawberry Ln	0.52mi	2/2.0 (-1)	1,443 (+0%)	1mo	$345,000	$239	69
23 Callisto Rd	0.06mi	2/2.0 (-1)	1,260 (-12%)	3mo	$300,000	$238	69
27 Orion Pl	0.03mi	2/2.0 (-1)	1,240 (-14%)	2mo	$350,000	$282	69
3 Basket Walk Dr	0.55mi	2/2.0 (-1)	1,458 (+1%)	3mo	$337,500	$231	64
70 Bishop St	0.73mi	3/2.0	1,438 (0%)	6mo	$325,000	$226	61
24 Darby Creek Ct	0.43mi	2/2.0 (-1)	1,320 (-8%)	3mo	$364,000	$276	59
10 Pomegranate Ln	0.73mi	2/2.0 (-1)	1,420 (-1%)	2mo	$300,000	$211	58
41 Pineapple Dr	0.60mi	2/2.0 (-1)	1,504 (+5%)	2mo	$389,000	$259	58
45 Basket Walk Dr	0.67mi	2/2.0 (-1)	1,488 (+4%)	2mo	$427,000	$287	57
36 Basket Walk Dr	0.62mi	2/2.0 (-1)	1,346 (-6%)	3mo	$370,000	$275	53

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: -9.6%
• Equity multiple: 0.63×
• Total profit: $-37,965
• Equity at exit: $55,019

10-year hold

• IRR: 5.0%
• Equity multiple: 1.44×
• Total profit: $45,761
• Equity at exit: $31,904

Cash invested: $103,320 (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: 660
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $99

Break-even live

Break-even rent $2,838

Max offer price $369,000

Occupancy floor 92%

Sensitivity live

Price	-10% $308	-5% $204	+0% $99	+5% $-5	+10% $-110
Rent	-10% $-135	-5% $-18	+0% $99	+5% $216	+10% $333
Rate	-1.0pp $285	-0.5pp $193	base $99	+0.5pp $3	+1.0pp $-94

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	46d	1	0.44mi
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	46d	1	0.50mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$3,032	$2.99	16d	21	0.59mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	16d	1	0.74mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	16d	1	1.17mi

Listing history 12 events

1. 2026-05-31
   status $369,000 Pending 162 DOM
2. 2026-03-10
   price $369,000 2022-char remark

   Show marketing remark (2022 chars)

   New 30 yeаr Arсhitесtural Shinglе Rοof with Transferable Warrantу fοr New Owner. (May 2026) A home you'll want to see in person! This fabulous Primrose is (1,438 sq. ft + @15x16 porch). With a freshly painted interior and all Smooth Ceilings (No popcorn), this home flows into an extended screened gathering area. The home's setting is both private and quiet. From living areas to dining and outdoor space there is an open but connected feel. Family and friends will enjoying song birds with coffee on this wonderful lanai. The home has 2 bedrooms, 2 bathrooms, and a dedicated office/flex room that can easily function as an optional 3rd bedroom when needed. It is both functional and inviting. New LPV in main living area and office/flex space. Newer carpet in master bedroom. Plantation shutters in great room and Crown molding throughout the home. The large kitchen at the heart of the home, features ample storage cabinets with a separate pantry. Gas range. Plus enough counter space for multiple chefs. The Bay Window in the Primary Suite create a retreat that overlooks the private backyard. The En-suite bath features dual vanities and a separate shower. Plus a walk-in closet. The split floor plan offers privacy for your guests with a large bedroom and bath. The laundry room with washer & dryer is in a convenient central location. Two car Garage has a folding garage screen for ventilation and privacy plus pull-down stairs w/ some floored storage. There is also a convenient utility sink. Roof 2026, HVAC 2021. Interior painted 2022, Exterior soft wash 2026. Enjoy all that Sun City has to offer, including multiple pools, fitness centers, golf, pickleball and tennis, wood working shop, walking trails, clubs, dining, and a full calendar of social activities.

3. 2026-03-10
   price $369,000

   Show marketing remark (2022 chars)

   New 30 yeаr Arсhitесtural Shinglе Rοof with Transferable Warrantу fοr New Owner. (May 2026) A home you'll want to see in person! This fabulous Primrose is (1,438 sq. ft + @15x16 porch). With a freshly painted interior and all Smooth Ceilings (No popcorn), this home flows into an extended screened gathering area. The home's setting is both private and quiet. From living areas to dining and outdoor space there is an open but connected feel. Family and friends will enjoying song birds with coffee on this wonderful lanai. The home has 2 bedrooms, 2 bathrooms, and a dedicated office/flex room that can easily function as an optional 3rd bedroom when needed. It is both functional and inviting. New LPV in main living area and office/flex space. Newer carpet in master bedroom. Plantation shutters in great room and Crown molding throughout the home. The large kitchen at the heart of the home, features ample storage cabinets with a separate pantry. Gas range. Plus enough counter space for multiple chefs. The Bay Window in the Primary Suite create a retreat that overlooks the private backyard. The En-suite bath features dual vanities and a separate shower. Plus a walk-in closet. The split floor plan offers privacy for your guests with a large bedroom and bath. The laundry room with washer & dryer is in a convenient central location. Two car Garage has a folding garage screen for ventilation and privacy plus pull-down stairs w/ some floored storage. There is also a convenient utility sink. Roof 2026, HVAC 2021. Interior painted 2022, Exterior soft wash 2026. Enjoy all that Sun City has to offer, including multiple pools, fitness centers, golf, pickleball and tennis, wood working shop, walking trails, clubs, dining, and a full calendar of social activities.

4. 2025-12-18
   listed $375,000 Active 2022-char remark

   Show marketing remark (2022 chars)

   New 30 yeаr Arсhitесtural Shinglе Rοof with Transferable Warrantу fοr New Owner. (May 2026) A home you'll want to see in person! This fabulous Primrose is (1,438 sq. ft + @15x16 porch). With a freshly painted interior and all Smooth Ceilings (No popcorn), this home flows into an extended screened gathering area. The home's setting is both private and quiet. From living areas to dining and outdoor space there is an open but connected feel. Family and friends will enjoying song birds with coffee on this wonderful lanai. The home has 2 bedrooms, 2 bathrooms, and a dedicated office/flex room that can easily function as an optional 3rd bedroom when needed. It is both functional and inviting. New LPV in main living area and office/flex space. Newer carpet in master bedroom. Plantation shutters in great room and Crown molding throughout the home. The large kitchen at the heart of the home, features ample storage cabinets with a separate pantry. Gas range. Plus enough counter space for multiple chefs. The Bay Window in the Primary Suite create a retreat that overlooks the private backyard. The En-suite bath features dual vanities and a separate shower. Plus a walk-in closet. The split floor plan offers privacy for your guests with a large bedroom and bath. The laundry room with washer & dryer is in a convenient central location. Two car Garage has a folding garage screen for ventilation and privacy plus pull-down stairs w/ some floored storage. There is also a convenient utility sink. Roof 2026, HVAC 2021. Interior painted 2022, Exterior soft wash 2026. Enjoy all that Sun City has to offer, including multiple pools, fitness centers, golf, pickleball and tennis, wood working shop, walking trails, clubs, dining, and a full calendar of social activities.

5. 2023-05-03
   soldstatus $357,000
6. 2023-04-21
   soldstatus $357,000 Closed
7. 2023-03-27
   status Pending
8. 2023-03-23
   price $367,900
9. 2023-03-13
   price $369,900
10. 2023-02-03
    price $374,500
11. 2023-01-12
    price $379,500
12. 2022-12-16
    listed $389,900 Active

ⓘ 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: $1,838 · $153/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$265/yr (+$22/mo · 14.4%)

ⓘ 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,561
• − Mortgage interest: −$20,670
• − Property taxes: −$1,838
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,845
• − Management: −$2,845
• − Depreciation: −$10,735
• Taxable loss: −$5,216
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $2,441/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

-5.4% since first listed

11 events — show timeline

• 2026-03-10 Price Changed $369,000 RSMLS
• 2026-03-10 Price Changed $369,000 LRMLS
• 2025-12-18 Listed $375,000 RSMLS
• 2023-05-03 Sold (Public Records) $357,000 Public Records
• 2023-04-21 Sold (MLS) $357,000 RSMLS
• 2023-03-27 Pending — RSMLS
• 2023-03-23 Price Changed $367,900 RSMLS
• 2023-03-13 Price Changed $369,900 RSMLS
• 2023-02-03 Price Changed $374,500 RSMLS
• 2023-01-12 Price Changed $379,500 RSMLS
• 2022-12-16 Listed $389,900 RSMLS

Property tax history

+11.5%/yr

Latest (2025): $1,838 · -0.1% YoY. Source: county tax records.