8 Maidencane St · Bluffton, SC 29910

$305,000

3 bd · 2.5 ba · 1,656 sqft · Townhouse public records · 28 Days on market

Built 2006 3,484 sqft lot Est $344k · 11% under

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +12.7/15.0
• DSCR +5.6/10.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• 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

Maintenance free living in this large end unit townhome! Hardwood floors, granite counters, and a freshly painted interior make this home move in ready! Enjoy sitting on the front or back porch adorned with mature landscaping and pretty surroundings. The Wellstone community is perfectly located near Oldtown Bluffton, and a short drive to Beaufort, Savannah and Charleston.

Key facts

• Community amenities
• End-unit townhome
• Front porch

Tags

• END-UNIT TOWNHOME
• NATURAL LIGHT
• FRONT PORCH
• MATURE LANDSCAPING
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• HOA & community: Community amenities: fitness center, pool, trails

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: 2 stories; Bennet model; Asphalt roof; Composite siding
• Construction: Composite siding construction; Asphalt roof
• Exterior features: Paved driveway; Front porch; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Ceiling fans; Multiple closets; Smooth ceilings; Sunken living room; Upper-level primary; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $256 ($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 $266k (12.9% below list).
• Recommended offer: $266k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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); 761 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $9k 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 ($300k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $182k; list at $305k implies a 67% 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; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,806 (12.9% 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. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $344,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Maidencane St	0.03mi	3/2.5	1,648 (-0%)	11mo	$290,000	$176	88
22 Bluehaw Ct	0.15mi	3/2.5	1,592 (-4%)	3mo	$310,000	$195	84
3 Ironwood Cir	0.13mi	3/2.5	1,540 (-7%)	1mo	$310,000	$201	82
234 Plumgrass Way	0.13mi	3/2.5	1,581 (-4%)	7mo	$338,000	$214	81
39 Plumgrass St	0.07mi	3/2.5	1,528 (-8%)	7mo	$340,000	$223	78
83 Plumgrass St	0.12mi	3/2.5	1,556 (-6%)	8mo	$345,000	$222	78
71 Plumgrass St	0.09mi	3/2.5	1,528 (-8%)	7mo	$315,000	$206	77
19 Ironwood Cir	0.18mi	3/2.5	1,528 (-8%)	3mo	$342,000	$224	76
29 Plumgrass St	0.05mi	3/2.5	1,528 (-8%)	13mo	$318,000	$208	74
208 Plumgrass Way	0.18mi	3/2.5	1,516 (-8%)	9mo	$315,900	$208	70
8 Buckhorn St	0.16mi	3/2.5	1,446 (-13%)	4mo	$293,000	$203	68
93 Plumgrass St	0.14mi	3/2.5	1,426 (-14%)	11mo	$328,000	$230	61

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: -9.6%
• Equity multiple: 0.64×
• Total profit: $-30,348
• Equity at exit: $45,476

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $6,119
• Equity at exit: $26,371

Cash invested: $85,400 (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 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 761
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $256

Break-even live

Break-even rent $2,333

Max offer price $305,000

Occupancy floor 85%

Sensitivity live

Price	-10% $429	-5% $343	+0% $256	+5% $170	+10% $84
Rent	-10% $46	-5% $151	+0% $256	+5% $361	+10% $466
Rate	-1.0pp $410	-0.5pp $334	base $256	+0.5pp $177	+1.0pp $97

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Plumgrass St Bluffton, SC	3.0	2.5	1617	$2,700	$1.67	45d	1	0.08mi
206 Plumgrass Way Bluffton, SC	3.0	2.5	1529	$2,400	$1.57	45d	1	0.17mi
102 Haigler Blvd Bluffton, SC	2.0–3.0	2.0	1106	$2,166	$1.96	14d	6	0.35mi
8 5th Ave Bluffton, SC	3.0	2.5	1860	$2,900	$1.56	14d	1	1.04mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,531	$2.39	14d	31	1.08mi
65 Blue Point Blvd Bluffton, SC	3.0	2.5	1600	$3,085	$1.93	22d	30	1.12mi
6 Spruce Dr Bluffton, SC	3.0	2.0	1139	$2,600	$2.28	22d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $305,000 Active 28 DOM
2. 2026-06-18
   days on market $305,000 Active 25 DOM
3. 2026-06-17
   days on market $305,000 Active 24 DOM
4. 2026-06-16
   days on market $305,000 Active 23 DOM
5. 2026-06-15
   days on market $305,000 Active 22 DOM
6. 2026-06-14
   days on market $305,000 Active 20 DOM
7. 2026-06-13
   days on market $305,000 Active 19 DOM
8. 2026-06-10
   days on market $305,000 Active 17 DOM
9. 2026-06-09
   days on market $305,000 Active 16 DOM
10. 2026-06-08
    days on market $305,000 Active 15 DOM
11. 2026-06-07
    days on market $305,000 Active 14 DOM
12. 2026-06-05
    days on market $305,000 Active 11 DOM
13. 2026-06-03
    days on market $305,000 Active 10 DOM
14. 2026-06-02
    days on market $305,000 Active 9 DOM
15. 2026-06-01
    days on market $305,000 Active 8 DOM
16. 2026-05-31
    days on market $305,000 Active 7 DOM
17. 2026-05-30
    days on market $305,000 Active 6 DOM
18. 2026-05-27
    status Active
19. 2026-04-22
    historical
20. 2026-04-21
    listed $305,000 Active
21. 2017-11-13
    soldstatus $182,498
22. 2017-11-08
    soldstatus $182,498 374-char remark

    Show marketing remark (374 chars)

    Maintenance free living in this large end unit townhome! Hardwood floors, granite counters, and a freshly painted interior make this home move in ready! Enjoy sitting on the front or back porch adorned with mature landscaping and pretty surroundings. The Wellstone community is perfectly located near Oldtown Bluffton, and a short drive to Beaufort, Savannah and Charleston.

23. 2017-11-08
    soldstatus $182,498 374-char remark

    Show marketing remark (374 chars)

    Maintenance free living in this large end unit townhome! Hardwood floors, granite counters, and a freshly painted interior make this home move in ready! Enjoy sitting on the front or back porch adorned with mature landscaping and pretty surroundings. The Wellstone community is perfectly located near Oldtown Bluffton, and a short drive to Beaufort, Savannah and Charleston.

24. 2017-07-20
    listed $187,000 374-char remark

    Show marketing remark (374 chars)

    Maintenance free living in this large end unit townhome! Hardwood floors, granite counters, and a freshly painted interior make this home move in ready! Enjoy sitting on the front or back porch adorned with mature landscaping and pretty surroundings. The Wellstone community is perfectly located near Oldtown Bluffton, and a short drive to Beaufort, Savannah and Charleston.

25. 2017-06-02
    listed $187,000 374-char remark

    Show marketing remark (374 chars)

    Maintenance free living in this large end unit townhome! Hardwood floors, granite counters, and a freshly painted interior make this home move in ready! Enjoy sitting on the front or back porch adorned with mature landscaping and pretty surroundings. The Wellstone community is perfectly located near Oldtown Bluffton, and a short drive to Beaufort, Savannah and Charleston.

26. 2008-05-23
    soldstatus $194,000
27. 2008-05-22
    soldstatus $194,000
28. 2008-02-25
    listed $194,900

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$336/yr (+$28/mo · 23.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $31,897
• − Mortgage interest: −$17,085
• − Property taxes: −$1,403
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$8,873
• Taxable loss: −$2,092
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $3,579/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

+56.5% since first listed

11 events — show timeline

• 2026-05-27 Relisted — RSMLS
• 2026-04-22 Delisted — RSMLS
• 2026-04-21 Listed $305,000 RSMLS
• 2017-11-13 Sold (Public Records) $182,498 Public Records
• 2017-11-08 Sold (MLS) $182,498 RSMLS
• 2017-11-08 Sold (MLS) $182,498 LRMLS
• 2017-07-20 Listed $187,000 RSMLS
• 2017-06-02 Listed $187,000 LRMLS
• 2008-05-23 Sold (Public Records) $194,000 Public Records
• 2008-05-22 Sold (MLS) $194,000 RSMLS
• 2008-02-25 Listed $194,900 RSMLS

Property tax history

-2.3%/yr

Latest (2025): $1,403 · -0.1% YoY. Source: county tax records.