10 Marigold Dr · Bluffton, SC 29909

$408,900

2 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 67 Days on market

Built 2006 8,276 sqft lot $222/sqft · 12% below area Est $467k · 12% under

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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).

• ARV discount +13.1/15.0
• Cash flow +9.7/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

We are eхcіted tο ѕhare that thіѕ remarkable property iѕ οnce again available and waiting for you to make it your own. This home combines comfort, style, and convenience, offering everything you need for a seamless move and a fresh start. As you step inside, you will notice the beautifully updated flooring with sleek luxury vinyl plank (LVP) that enhance the overall aesthetic of the space. The kitchen is a highlight, featuring upgraded quartz countertops and a brand-new refrigerator, making it the perfect space to prepare your favorite meals and entertain guests. Move-In Ready with Quick Close this home is move-in-ready and offers the possibility of a quick closing, making it an excellent option for anyone eager to begin their next chapter without delay. You can settle in and start creating memories right away. Your Dream Home Awaits so do not miss this amazing opportunity to envision your future in this wonderful home. Take the next step toward making cherished memories in a space designed for comfort, style, and lasting happiness.

Key facts

• Walk-in closet
• En-suite bath
• Eat-in kitchen

Tags

• LAGOON VIEW
• OPEN-CONCEPT FLOOR PLAN
• DEDICATED OFFICE
• EAT-IN KITCHEN
• WALK-IN CLOSET
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (32.6% below list).
• Recommended offer: $276k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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); 657 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3k of loan paydown is wiped out by about $12k 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 67 days — a 6% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $275k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $275,783 (32.6% 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 67 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 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: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 12.4

CMA / ARV

• ARV (median comp): $466,544
• List price: $408,900
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Marigold Dr	0.03mi	3/2.0 (+1)	1,866 (+1%)	2mo	$485,000	$260	89
1 Raindrop Ln	0.05mi	2/2.0	1,948 (+6%)	4mo	$390,000	$200	84
7 Holly Ribbons Cir	0.34mi	2/2.0	1,712 (-7%)	5mo	$415,000	$242	68
29 Holly Ribbons Cir	0.32mi	3/2.0 (+1)	1,963 (+7%)	4mo	$450,000	$229	66
11 Thomas Bee Dr	0.59mi	3/2.0 (+1)	1,866 (+1%)	4mo	$520,000	$279	62
113 Holly Ribbons Cir	0.40mi	3/2.0 (+1)	1,970 (+7%)	5mo	$505,000	$256	60
3 Knotweed Ct	0.73mi	2/2.0	1,754 (-5%)	2mo	$460,000	$262	56
10 Thomas Bee Dr	0.62mi	2/2.0	1,712 (-7%)	5mo	$415,000	$242	55
16 Fairforest Ln	0.50mi	2/2.0	2,076 (+13%)	3mo	$405,000	$195	53
10 Saltus Ct	0.59mi	2/2.0	2,062 (+12%)	1mo	$470,000	$228	52
15 Concession Oak Dr	0.56mi	2/2.0	2,094 (+14%)	2mo	$575,000	$275	49
28 Concession Oak Dr	0.60mi	2/2.0	2,094 (+14%)	3mo	$540,000	$258	46

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: -16.4%
• Equity multiple: 0.40×
• Total profit: $-69,238
• Equity at exit: $60,968

10-year hold

• IRR: -1.8%
• Equity multiple: 0.85×
• Total profit: $-17,081
• Equity at exit: $35,354

Cash invested: $114,492 (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: $2,758 high
• Mortgage (P&I): −$2,144
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-273

Break-even live

Break-even rent $3,103

Max offer price $360,738

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-157	+0% $-273	+5% $-388	+10% $-504
Rent	-10% $-491	-5% $-382	+0% $-273	+5% $-164	+10% $-55
Rate	-1.0pp $-67	-0.5pp $-169	base $-273	+0.5pp $-379	+1.0pp $-486

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: $102,225
• Closing costs: $12,267
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	45d	1	0.43mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	15d	1	0.58mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	0.76mi
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	45d	1	0.93mi
10 Candlelight Ln Bluffton, SC	2.0	2.0	2189	$3,000	$1.37	15d	1	0.95mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	15d	1	1.21mi

Listing history 17 events

1. 2026-05-07
   historical Active Under Contract 1064-char remark

   Show marketing remark (1064 chars)

   We are eхcіted tο ѕhare that thіѕ remarkable property iѕ οnce again available and waiting for you to make it your own. This home combines comfort, style, and convenience, offering everything you need for a seamless move and a fresh start. As you step inside, you will notice the beautifully updated flooring with sleek luxury vinyl plank (LVP) that enhance the overall aesthetic of the space. The kitchen is a highlight, featuring upgraded quartz countertops and a brand-new refrigerator, making it the perfect space to prepare your favorite meals and entertain guests. Move-In Ready with Quick Close this home is move-in-ready and offers the possibility of a quick closing, making it an excellent option for anyone eager to begin their next chapter without delay. You can settle in and start creating memories right away. Your Dream Home Awaits so do not miss this amazing opportunity to envision your future in this wonderful home. Take the next step toward making cherished memories in a space designed for comfort, style, and lasting happiness.

2. 2026-04-09
   status Active 1064-char remark

   Show marketing remark (1064 chars)

   We are eхcіted tο ѕhare that thіѕ remarkable property iѕ οnce again available and waiting for you to make it your own. This home combines comfort, style, and convenience, offering everything you need for a seamless move and a fresh start. As you step inside, you will notice the beautifully updated flooring with sleek luxury vinyl plank (LVP) that enhance the overall aesthetic of the space. The kitchen is a highlight, featuring upgraded quartz countertops and a brand-new refrigerator, making it the perfect space to prepare your favorite meals and entertain guests. Move-In Ready with Quick Close this home is move-in-ready and offers the possibility of a quick closing, making it an excellent option for anyone eager to begin their next chapter without delay. You can settle in and start creating memories right away. Your Dream Home Awaits so do not miss this amazing opportunity to envision your future in this wonderful home. Take the next step toward making cherished memories in a space designed for comfort, style, and lasting happiness.

3. 2026-03-24
   historical 1064-char remark

   Show marketing remark (1064 chars)

   We are eхcіted tο ѕhare that thіѕ remarkable property iѕ οnce again available and waiting for you to make it your own. This home combines comfort, style, and convenience, offering everything you need for a seamless move and a fresh start. As you step inside, you will notice the beautifully updated flooring with sleek luxury vinyl plank (LVP) that enhance the overall aesthetic of the space. The kitchen is a highlight, featuring upgraded quartz countertops and a brand-new refrigerator, making it the perfect space to prepare your favorite meals and entertain guests. Move-In Ready with Quick Close this home is move-in-ready and offers the possibility of a quick closing, making it an excellent option for anyone eager to begin their next chapter without delay. You can settle in and start creating memories right away. Your Dream Home Awaits so do not miss this amazing opportunity to envision your future in this wonderful home. Take the next step toward making cherished memories in a space designed for comfort, style, and lasting happiness.

4. 2026-02-13
   listed $408,900 Active 1064-char remark

   Show marketing remark (1064 chars)

   We are eхcіted tο ѕhare that thіѕ remarkable property iѕ οnce again available and waiting for you to make it your own. This home combines comfort, style, and convenience, offering everything you need for a seamless move and a fresh start. As you step inside, you will notice the beautifully updated flooring with sleek luxury vinyl plank (LVP) that enhance the overall aesthetic of the space. The kitchen is a highlight, featuring upgraded quartz countertops and a brand-new refrigerator, making it the perfect space to prepare your favorite meals and entertain guests. Move-In Ready with Quick Close this home is move-in-ready and offers the possibility of a quick closing, making it an excellent option for anyone eager to begin their next chapter without delay. You can settle in and start creating memories right away. Your Dream Home Awaits so do not miss this amazing opportunity to envision your future in this wonderful home. Take the next step toward making cherished memories in a space designed for comfort, style, and lasting happiness.

5. 2025-12-03
   price $399,000
6. 2025-10-31
   price $419,000
7. 2025-09-21
   price $424,000
8. 2025-09-05
   price $434,000
9. 2025-08-11
   status Active
10. 2025-08-06
    historical
11. 2025-08-05
    status Active
12. 2025-08-04
    historical
13. 2025-08-02
    listed $439,000 Active
14. 2019-11-05
    soldstatus $275,000
15. 2019-11-05
    soldstatus $275,000
16. 2019-09-18
    listed $283,000
17. 2006-04-28
    soldstatus $257,972

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $2,331 · $194/mo
• Expected delta: +$691/yr (+$58/mo · 42.2%)

ⓘ 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 2/10 Low
• 🌡 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: $33,094
• − Mortgage interest: −$22,905
• − Property taxes: −$1,640
• − Insurance: −$2,044
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − Depreciation: −$11,895
• Taxable loss: −$10,685
• Est. tax savings @ 24.0%: +$2,564
• After-tax cash flow: $-707/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

+58.5% since first listed

17 events — show timeline

• 2026-05-07 Contingent — RSMLS
• 2026-04-09 Relisted — RSMLS
• 2026-03-24 Delisted — RSMLS
• 2026-02-13 Listed $408,900 RSMLS
• 2025-12-03 Price Changed $399,000 RSMLS
• 2025-10-31 Price Changed $419,000 RSMLS
• 2025-09-21 Price Changed $424,000 RSMLS
• 2025-09-05 Price Changed $434,000 RSMLS
• 2025-08-11 Relisted — RSMLS
• 2025-08-06 Delisted — RSMLS
• 2025-08-05 Relisted — RSMLS
• 2025-08-04 Delisted — RSMLS
• 2025-08-02 Listed $439,000 RSMLS
• 2019-11-05 Sold (Public Records) $275,000 Public Records
• 2019-11-05 Sold (MLS) $275,000 RSMLS
• 2019-09-18 Listed $283,000 RSMLS
• 2006-04-28 Sold (Public Records) $257,972 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,640 · -0.1% YoY. Source: county tax records.