17 Broughton Cir · Hardeeville, SC 29909

$335,000

1 bd · 2.0 ba · 1,180 sqft · SingleFamily public records · 91 Days on market

Built 1996 7,410 sqft lot Est $293k · 14% over

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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).

• Cash flow +9.5/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous gem in the best location in Sun City! Wonderfully well maintained 1,180 sq ft| 2 bed|2 bath Savannah Model, boasts a light and bright, open-concept floor plan with beautiful Pergo flooring, smooth ceilings, plantation shutters, and crown molding. Spectacular light and airy kitchen features SS appliances and granite countertops. Enjoy quiet evenings on your 4-season lanai overlooking serene landscaping! Very close access to 3 security gates, this home is perfect for you! Sun City is a 55+ active community with amenities galore! Close shops, restaurants, and just a short drive to downtown Bluffton, and the sandy beaches of HHI!

Key facts

• Four-season lanai
• Granite countertops
• 7,410 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• FOUR-SEASON LANAI
• WELL-KEPT LANDSCAPING
• LAKE SOMERSET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (32.5% below list).
• Recommended offer: $226k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Hardeeville — 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 65/100 on livability (#136 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+, housing B+; Watch: schools F, amenities F, commute F.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

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

• It's been on market 91 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,969 (32.5% 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 91 days. Have you received any prior offers? Is the seller open to a 33% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $292,640
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Broughton Cir	0.00mi	2/2.0 (+1)	1,180 (0%)	1mo	$325,000	$275	94
1 Padgett Ct	0.20mi	2/2.0 (+1)	1,140 (-3%)	1mo	$256,000	$225	79
31 Broughton Cir	0.06mi	2/2.0 (+1)	1,280 (+8%)	8mo	$309,500	$242	71
16 Broughton Cir	0.03mi	2/2.0 (+1)	1,294 (+10%)	9mo	$312,500	$241	70
47 Zubler St	0.45mi	2/2.0 (+1)	1,153 (-2%)	2mo	$260,590	$226	69
21 Broughton Cir	0.03mi	2/2.0 (+1)	1,294 (+10%)	15mo	$346,000	$267	65
26 Zubler St	0.55mi	2/2.0 (+1)	1,210 (+2%)	4mo	$260,000	$215	62
13 Debeaufain Dr	0.14mi	2/2.0 (+1)	1,085 (-8%)	22mo	$369,000	$340	57
10 Purry Cir	0.48mi	2/2.0 (+1)	1,210 (+2%)	20mo	$300,000	$248	52
1 Argent Ct	0.53mi	2/2.0 (+1)	1,183 (+0%)	23mo	$335,000	$283	51

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: -16.7%
• Equity multiple: 0.39×
• Total profit: $-57,467
• Equity at exit: $49,950

10-year hold

• IRR: -2.1%
• Equity multiple: 0.83×
• Total profit: $-15,571
• Equity at exit: $28,965

Cash invested: $93,800 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-235

Break-even live

Break-even rent $2,557

Max offer price $293,459

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-140	+0% $-235	+5% $-330	+10% $-425
Rent	-10% $-414	-5% $-324	+0% $-235	+5% $-146	+10% $-57
Rate	-1.0pp $-66	-0.5pp $-150	base $-235	+0.5pp $-322	+1.0pp $-410

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	45d	1	0.07mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	22d	1	0.40mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	0.59mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	15d	1	0.80mi
201 Saddle Horse Dr Okatie, SC	1.0–3.0	1.0–2.5	1208	$2,100	$1.74	15d	8	1.39mi

Listing history 14 events

1. 2026-04-18
   status Pending
2. 2026-03-21
   historical Under Contract - Take Backup
3. 2026-03-13
   status Active
4. 2026-03-09
   status Pending
5. 2026-03-06
   price $335,000
6. 2026-02-16
   price $335,000
7. 2026-01-13
   listed $348,000 Active
8. 2026-01-12
   listed $348,000 Active
9. 2023-12-06
   soldstatus $335,000 Closed 642-char remark

   Show marketing remark (642 chars)

   Gorgeous gem in the best location in Sun City! Wonderfully well maintained 1,180 sq ft| 2 bed|2 bath Savannah Model, boasts a light and bright, open-concept floor plan with beautiful Pergo flooring, smooth ceilings, plantation shutters, and crown molding. Spectacular light and airy kitchen features SS appliances and granite countertops. Enjoy quiet evenings on your 4-season lanai overlooking serene landscaping! Very close access to 3 security gates, this home is perfect for you! Sun City is a 55+ active community with amenities galore! Close shops, restaurants, and just a short drive to downtown Bluffton, and the sandy beaches of HHI!

10. 2023-12-06
    soldstatus $335,000

    Show marketing remark (642 chars)

    Gorgeous gem in the best location in Sun City! Wonderfully well maintained 1,180 sq ft| 2 bed|2 bath Savannah Model, boasts a light and bright, open-concept floor plan with beautiful Pergo flooring, smooth ceilings, plantation shutters, and crown molding. Spectacular light and airy kitchen features SS appliances and granite countertops. Enjoy quiet evenings on your 4-season lanai overlooking serene landscaping! Very close access to 3 security gates, this home is perfect for you! Sun City is a 55+ active community with amenities galore! Close shops, restaurants, and just a short drive to downtown Bluffton, and the sandy beaches of HHI!

11. 2023-11-13
    status Pending 642-char remark

    Show marketing remark (642 chars)

    Gorgeous gem in the best location in Sun City! Wonderfully well maintained 1,180 sq ft| 2 bed|2 bath Savannah Model, boasts a light and bright, open-concept floor plan with beautiful Pergo flooring, smooth ceilings, plantation shutters, and crown molding. Spectacular light and airy kitchen features SS appliances and granite countertops. Enjoy quiet evenings on your 4-season lanai overlooking serene landscaping! Very close access to 3 security gates, this home is perfect for you! Sun City is a 55+ active community with amenities galore! Close shops, restaurants, and just a short drive to downtown Bluffton, and the sandy beaches of HHI!

12. 2023-10-25
    status Active 642-char remark

    Show marketing remark (642 chars)

    Gorgeous gem in the best location in Sun City! Wonderfully well maintained 1,180 sq ft| 2 bed|2 bath Savannah Model, boasts a light and bright, open-concept floor plan with beautiful Pergo flooring, smooth ceilings, plantation shutters, and crown molding. Spectacular light and airy kitchen features SS appliances and granite countertops. Enjoy quiet evenings on your 4-season lanai overlooking serene landscaping! Very close access to 3 security gates, this home is perfect for you! Sun City is a 55+ active community with amenities galore! Close shops, restaurants, and just a short drive to downtown Bluffton, and the sandy beaches of HHI!

13. 2023-10-16
    listed $359,900 642-char remark

    Show marketing remark (642 chars)

    Gorgeous gem in the best location in Sun City! Wonderfully well maintained 1,180 sq ft| 2 bed|2 bath Savannah Model, boasts a light and bright, open-concept floor plan with beautiful Pergo flooring, smooth ceilings, plantation shutters, and crown molding. Spectacular light and airy kitchen features SS appliances and granite countertops. Enjoy quiet evenings on your 4-season lanai overlooking serene landscaping! Very close access to 3 security gates, this home is perfect for you! Sun City is a 55+ active community with amenities galore! Close shops, restaurants, and just a short drive to downtown Bluffton, and the sandy beaches of HHI!

14. 1996-08-30
    soldstatus $113,427

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,910 · $159/mo
• Expected delta: +$422/yr (+$35/mo · 28.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,116
• − Mortgage interest: −$18,765
• − Property taxes: −$1,487
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$9,745
• Taxable loss: −$8,895
• Est. tax savings @ 24.0%: +$2,135
• After-tax cash flow: $-687/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 — Hardeeville

• Score: 65/100
• State rank: #136
• US rank: #13105

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment B Housing B+ Health & safety A+ User ratings A-

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

+195.3% since first listed

14 events — show timeline

• 2026-04-18 Pending — LRMLS
• 2026-03-21 Contingent — LRMLS
• 2026-03-13 Relisted — LRMLS
• 2026-03-09 Pending — LRMLS
• 2026-03-06 Price Changed $335,000 RSMLS
• 2026-02-16 Price Changed $335,000 LRMLS
• 2026-01-13 Listed $348,000 RSMLS
• 2026-01-12 Listed $348,000 LRMLS
• 2023-12-06 Sold (Public Records) $335,000 Public Records
• 2023-12-06 Sold (MLS) $335,000 RSMLS
• 2023-11-13 Pending — RSMLS
• 2023-10-25 Relisted — RSMLS
• 2023-10-16 Listed $359,900 RSMLS
• 1996-08-30 Sold (Public Records) $113,427 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,487 · -70.2% YoY. Source: county tax records.