40 Dragonfly Dr · Bluffton, SC 29909

$325,000

2 bd · 2.0 ba · 1,454 sqft · Townhouse public records · 30 Days on market

Built 2004 3,049 sqft lot Est $361k · 10% 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 +18.1/30.0
• ARV discount +11.9/15.0
• DSCR +5.7/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the ease of Lowcountry living in this charming Wren villa located in the highly desirable Aviary neighborhood of Sun City Hilton Head. Perfectly positioned with peaceful lagoon and landscaped views, this thoughtfully designed 2-bedroom, 2-bath home offers approximately 1,454 square feet of comfortable living space, including an eat-in kitchen, separate dining area, and a versatile den ideal for a home office, hobby room, or additional guest space. Whether starting your morning with coffee overlooking the water, heading out for a walk with the dog, or meeting neighbors for a game at the nearby softball fields, this location truly puts the community's incredible amenities right at your fingertips.

Key facts

• Pickleball courts
• Softball field
• Landscaped views

Tags

• PEACEFUL LAGOON VIEWS
• LANDSCAPED VIEWS
• WALK-IN ATTIC
• HIDDEN CYPRESS AMENITY CENTER
• PICKLEBALL COURTS
• SOFTBALL FIELD

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community amenities include pool, clubhouse, fitness center, bocce court, pickleball, tennis courts, trails, dog park, garden area, business center, restaurant, RV/boat storage, and golf course; Club membership available; Senior community

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water
• Home design: Single-story home; Block and stucco construction; Wren builder model; Has a view
• Construction: Built with block and stucco; Asphalt roof
• Exterior features: Rear porch; Front porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Attic with permanent attic stairs; Ceiling fans; Entrance foyer; Eat-in kitchen; Separate shower; Cable TV; Main level primary
• Laundry & utility: Washer and dryer; Dedicated laundry/utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $286 ($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 $277k (14.6% below list).
• Recommended offer: $277k (14.6% 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 (+9.3%/yr); 657 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $167k; list at $325k implies a 95% 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,473 (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. 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: 0.85% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $360,592
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Falcon Ct	0.03mi	2/2.0	1,454 (0%)	6mo	$360,000	$248	93
23 Raven Ln	0.09mi	2/2.0	1,457 (+0%)	11mo	$350,000	$240	86
8 Raven Ln	0.07mi	2/2.0	1,454 (0%)	12mo	$248,000	$171	86
47 Dragonfly Dr	0.05mi	2/2.0	1,247 (-14%)	15mo	$370,000	$297	61
10 Raven Ln	0.07mi	2/2.0	1,247 (-14%)	23mo	$315,000	$253	54

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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-19,947
• Equity at exit: $48,459

10-year hold

• IRR: 8.6%
• Equity multiple: 1.79×
• Total profit: $72,154
• Equity at exit: $28,100

Cash invested: $91,000 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,775 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $286

Break-even live

Break-even rent $2,413

Max offer price $325,000

Occupancy floor 85%

Sensitivity live

Price	-10% $470	-5% $378	+0% $286	+5% $194	+10% $102
Rent	-10% $67	-5% $176	+0% $286	+5% $396	+10% $505
Rate	-1.0pp $450	-0.5pp $369	base $286	+0.5pp $202	+1.0pp $116

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	14d	1	0.38mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	14d	1	0.80mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	14d	1	0.87mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	45d	1	0.90mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	14d	1	0.97mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	22d	1	1.06mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.16mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.25mi

Listing history 21 events

1. 2026-06-21
   days on market $325,000 Active 30 DOM
2. 2026-06-18
   days on market $325,000 Active 27 DOM
3. 2026-06-17
   days on market $325,000 Active 26 DOM
4. 2026-06-16
   days on market $325,000 Active 25 DOM
5. 2026-06-15
   days on market $325,000 Active 24 DOM
6. 2026-06-14
   days on market $325,000 Active 22 DOM
7. 2026-06-13
   pricedays on market $325,000 Active 21 DOM
8. 2026-06-10
   days on market $340,000 Active 19 DOM
9. 2026-06-09
   days on market $340,000 Active 18 DOM
10. 2026-06-08
    days on market $340,000 Active 17 DOM
11. 2026-06-07
    days on market $340,000 Active 16 DOM
12. 2026-06-05
    days on market $340,000 Active 13 DOM
13. 2026-06-03
    pricedays on market $340,000 Active 12 DOM
14. 2026-06-02
    days on market $350,000 Active 11 DOM
15. 2026-06-01
    days on market $350,000 Active 10 DOM
16. 2026-05-31
    days on market $350,000 Active 9 DOM
17. 2026-05-30
    days on market $350,000 Active 8 DOM
18. 2026-05-22
    listed $350,000 Active

    Show marketing remark (710 chars)

    Enjoy the ease of Lowcountry living in this charming Wren villa located in the highly desirable Aviary neighborhood of Sun City Hilton Head. Perfectly positioned with peaceful lagoon and landscaped views, this thoughtfully designed 2-bedroom, 2-bath home offers approximately 1,454 square feet of comfortable living space, including an eat-in kitchen, separate dining area, and a versatile den ideal for a home office, hobby room, or additional guest space. Whether starting your morning with coffee overlooking the water, heading out for a walk with the dog, or meeting neighbors for a game at the nearby softball fields, this location truly puts the community's incredible amenities right at your fingertips.

19. 2026-05-22
    listed $350,000 Active 710-char remark

    Show marketing remark (710 chars)

    Enjoy the ease of Lowcountry living in this charming Wren villa located in the highly desirable Aviary neighborhood of Sun City Hilton Head. Perfectly positioned with peaceful lagoon and landscaped views, this thoughtfully designed 2-bedroom, 2-bath home offers approximately 1,454 square feet of comfortable living space, including an eat-in kitchen, separate dining area, and a versatile den ideal for a home office, hobby room, or additional guest space. Whether starting your morning with coffee overlooking the water, heading out for a walk with the dog, or meeting neighbors for a game at the nearby softball fields, this location truly puts the community's incredible amenities right at your fingertips.

20. 2010-03-19
    soldstatus $167,000 410-char remark

    Show marketing remark (410 chars)

    Wren villa in the desirable Aviary neighborhood close to sports complex & Hidden Cypress activity center. Laminate wood, carpet or tile flooring. Hunter-Douglas up & down blinds and vertiglide blind on sliding glass door which leads to screened porch. Light, bright and end unit w/ terrific view of lagoon w/ fountain. Carpets have been cleaned and stretched. All interior walls are fresly painted.

21. 2009-11-24
    listed $170,000 410-char remark

    Show marketing remark (410 chars)

    Wren villa in the desirable Aviary neighborhood close to sports complex & Hidden Cypress activity center. Laminate wood, carpet or tile flooring. Hunter-Douglas up & down blinds and vertiglide blind on sliding glass door which leads to screened porch. Light, bright and end unit w/ terrific view of lagoon w/ fountain. Carpets have been cleaned and stretched. All interior walls are fresly painted.

ⓘ 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: $794 · $66/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$1,058/yr (+$88/mo · 133.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 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: $33,297
• − Mortgage interest: −$18,205
• − Property taxes: −$794
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,664
• − Management: −$2,664
• − Depreciation: −$9,455
• Taxable loss: −$2,110
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $3,939/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

+105.9% since first listed

4 events — show timeline

• 2026-05-22 Listed $350,000 RSMLS
• 2026-05-22 Listed $350,000 LRMLS
• 2010-03-19 Sold (MLS) $167,000 RSMLS
• 2009-11-24 Listed $170,000 RSMLS

Property tax history

+4.7%/yr

Latest (2025): $794 · -0.1% YoY. Source: county tax records.