Finlay Plan · Bluffton, SC 29910

$387,990

4 bd · 2.0 ba · 1,587 sqft · SingleFamily · 612 Days on market

Excellent condition

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Condition / age +4.8/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover unparalleled luxury and convenience at The Lakes at New Riverside, part of the popular, master-planned New Riverside community. These new homes for sale in Bluffton, SC offer 4 floorplans of up to 5 bedrooms, 3.5 baths, 2,537 sq. ft. , and our designer-curated interior Looks. Enjoy endless amenities and a prime location near Hilton Head Island and charming Old Town Bluffton. Achieve the interior of your dreams with a choice between our three Looks collections of cohesive finishes: Loft, Farmhouse, and Elements. Our meticulously crafted new-construction homes provide the perfect backdrop for your next chapter. Discover fun and leisure with exceptional amenities, including a sparkling pool for sun-soaked afternoons, vibrant pickleball court for friendly competition, and a colorful playground. Offered By: K. Hovnanian's Lakes at New Riverside Expansion, LLC The Finlay offers: Cozy kitchen with convenient breakfast bar. Sunny great room with space for entertaining and relaxing. Roomy primary suite with large walk-in closet. Secluded bedroom 2, ideal for a guest room or home office. Included covered patio for dining al fresco.

Key facts

• Colorful playground
• Pickleball court
• Covered patio

Tags

• MASTER-PLANNED COMMUNITY
• PRIME LOCATION
• DESIGNER-CURATED INTERIOR
• PICKLEBALL COURT
• COLORFUL PLAYGROUND
• COVERED PATIO

🏗️ New construction. The $387,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $436,659.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $388k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (15.2% below list).
• Recommended offer: $329k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.3% 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: Pritchardville Elementary (math 54% / reading 58%, grade C+, #109 of 597 statewide, top 19%, 1,005 students, 24% 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 59% at this address vs 46% district-wide (+12 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 (+4.1%/yr); 1230 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 40% 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 $3k of loan paydown is wiped out by about $13k 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 612 days — a 12% lower offer ($341k) is reasonable based on typical stale-listing flexibility.

Recommended offer $329,001 (15.2% 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 612 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $436,659
• List price: $387,990
• Delta: -11.15%
• 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
53 Marion Lake Rd	0.68mi	4/2.0	1,587 (0%)	0mo	$409,900	$258	68
385 Hill Pond Rd	0.69mi	4/2.0	1,587 (0%)	0mo	$404,900	$255	67
363 Hill Pond Rd	0.66mi	4/2.0	1,587 (0%)	3mo	$399,900	$252	67
368 Hill Pond Rd	0.64mi	4/2.0	1,587 (0%)	5mo	$409,900	$258	66
353 Hill Pond Rd	0.68mi	4/2.0	1,587 (0%)	3mo	$399,900	$252	66
285 Hill Pond Rd	0.64mi	4/2.0	1,587 (0%)	5mo	$424,590	$268	66
341 Hill Pond Rd	0.66mi	4/2.0	1,587 (0%)	4mo	$409,900	$258	66
261 Hill Pond Rd	0.66mi	4/2.0	1,587 (0%)	5mo	$436,900	$275	65
292 Hill Pond Rd	0.68mi	4/2.0	1,587 (0%)	4mo	$385,000	$243	64
380 Hill Pond Rd	0.70mi	3/2.0 (-1)	1,428 (-10%)	2mo	$389,900	$273	44
372 Hill Pond Rd	0.68mi	3/2.0 (-1)	1,428 (-10%)	3mo	$384,900	$270	44
345 Hill Pond Rd	0.67mi	3/2.0 (-1)	1,428 (-10%)	4mo	$379,285	$266	44

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: -22.0%
• Equity multiple: 0.23×
• Total profit: $-93,819
• Equity at exit: $65,107

10-year hold

• IRR: -13.6%
• Equity multiple: 0.17×
• Total profit: $-100,952
• Equity at exit: $37,754

Cash invested: $122,264 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 26 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $429,999 ($263/sqft)
• Median days on market: 80 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 1230
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,290 high
• Mortgage (P&I): −$2,290
• Tax est. 1.5%: −$546 /mo · $6,550/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $-419

Break-even live

Break-even rent $3,820

Max offer price $376,095

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-268	+0% $-419	+5% $-569	+10% $-720
Rent	-10% $-678	-5% $-548	+0% $-419	+5% $-289	+10% $-159
Rate	-1.0pp $-199	-0.5pp $-307	base $-419	+0.5pp $-532	+1.0pp $-647

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: $109,165
• Closing costs: $13,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Jocassee Rd Bluffton, SC	4.0	2.0	1903	$3,495	$1.84	154d	1	0.14mi
106 Mainland Lakes Dr Bluffton, SC	3.0	2.0–2.5	1657	$3,055	$1.84	9d	9	0.37mi
150 Palmetto Bluff Rd Bluffton, SC	3.0	3.0	2065	$4,000	$1.94	15d	1	0.99mi
150 Palmetto Bluff Rd Bluffton, SC	3.0	3.0	2065	$4,000	$1.94	10d	1	0.99mi
62 Running Oak Dr Bluffton, SC	3.0	2.5	1399	$2,400	$1.72	1d	1	1.08mi
18 E Park Loop Bluffton, SC	3.0	2.0	1536	$2,450	$1.60	7d	1	1.11mi
11 Sand Live Oak Dr Bluffton, SC	4.0	3.0	2160	$2,900	$1.34	10d	1	1.24mi
37 Sand Live Oak Dr Bluffton, SC	3.0	2.5	2056	$2,547	$1.24	31d	1	1.33mi

Listing history 50 events

1. 2026-11-08
   days on market $387,990 Active 612 DOM
2. 2026-11-07
   days on market $387,990 Active 611 DOM
3. 2026-11-06
   days on market $387,990 Active 610 DOM
4. 2026-11-05
   days on market $387,990 Active 609 DOM
5. 2026-11-04
   pricedays on market $387,990 Active 608 DOM
6. 2026-11-02
   days on market $386,990 Active 606 DOM
7. 2026-11-01
   days on market $386,990 Active 605 DOM
8. 2026-10-31
   days on market $386,990 Active 604 DOM
9. 2026-10-30
   days on market $386,990 Active 603 DOM
10. 2026-10-29
    days on market $386,990 Active 602 DOM
11. 2026-10-28
    days on market $386,990 Active 601 DOM
12. 2026-10-27
    days on market $386,990 Active 600 DOM
13. 2026-10-26
    days on market $386,990 Active 599 DOM
14. 2026-10-25
    days on market $386,990 Active 598 DOM
15. 2026-10-24
    days on market $386,990 Active 597 DOM
16. 2026-10-23
    days on market $386,990 Active 596 DOM
17. 2026-10-22
    days on market $386,990 Active 595 DOM
18. 2026-10-21
    days on market $386,990 Active 594 DOM
19. 2026-10-20
    days on market $386,990 Active 593 DOM
20. 2026-10-19
    days on market $386,990 Active 592 DOM
21. 2026-10-18
    days on market $386,990 Active 591 DOM
22. 2026-10-17
    days on market $386,990 Active 590 DOM
23. 2026-10-16
    days on market $386,990 Active 589 DOM
24. 2026-10-15
    days on market $386,990 Active 588 DOM
25. 2026-10-14
    days on market $386,990 Active 587 DOM
26. 2026-10-13
    days on market $386,990 Active 586 DOM
27. 2026-10-12
    days on market $386,990 Active 585 DOM
28. 2026-10-11
    days on market $386,990 Active 584 DOM
29. 2026-10-10
    days on market $386,990 Active 583 DOM
30. 2026-10-09
    days on market $386,990 Active 582 DOM
31. 2026-10-08
    days on market $386,990 Active 581 DOM
32. 2026-10-07
    days on market $386,990 Active 580 DOM
33. 2026-10-06
    days on market $386,990 Active 579 DOM
34. 2026-10-05
    days on market $386,990 Active 578 DOM
35. 2026-10-04
    days on market $386,990 Active 577 DOM
36. 2026-10-03
    days on market $386,990 Active 575 DOM
37. 2026-10-01
    days on market $386,990 Active 574 DOM
38. 2026-09-30
    days on market $386,990 Active 573 DOM
39. 2026-09-29
    days on market $386,990 Active 572 DOM
40. 2026-09-28
    days on market $386,990 Active 571 DOM
41. 2026-09-27
    days on market $386,990 Active 570 DOM
42. 2026-09-26
    days on market $386,990 Active 569 DOM
43. 2026-09-25
    days on market $386,990 Active 568 DOM
44. 2026-09-24
    days on market $386,990 Active 567 DOM
45. 2026-09-24
    days on market $386,990 Active 566 DOM
46. 2026-09-22
    days on market $386,990 Active 565 DOM
47. 2026-09-21
    days on market $386,990 Active 564 DOM
48. 2026-09-20
    days on market $386,990 Active 563 DOM
49. 2026-09-19
    days on market $386,990 Active 562 DOM
50. 2026-09-18
    days on market $386,990 Active 561 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,480
• − Mortgage interest: −$24,460
• − Property taxes: −$6,550
• − Insurance: −$2,183
• − Repairs & maintenance: −$3,158
• − Management: −$3,158
• − Depreciation: −$12,703
• Taxable loss: −$12,732
• Est. tax savings @ 24.0%: +$3,056
• After-tax cash flow: $-1,967/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from minor aesthetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Bluffton Elementary D SC #199/597 Nat'l #14,382/41,679 Middle H. E. Mccracken Middle D SC #54/229 Nat'l #4,963/14,009 High Bluffton High A- SC #28/196 Nat'l #1,362/17,239

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

C Composite livability gradescore 68/100

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 · 211,915 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: 15% of renters

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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%

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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%
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% French/Haitian/Cajun 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+3.0% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $382,990 Zillow
• 2026-05-02 Price Changed $380,990 Zillow
• 2026-03-26 Price Changed $379,990 Zillow
• 2026-03-17 Price Changed $382,990 Zillow
• 2026-03-07 Price Changed $377,990 Zillow
• 2025-12-04 Price Changed $392,990 Zillow
• 2025-11-20 Price Changed $390,990 Zillow
• 2025-03-30 Price Changed $389,990 Zillow
• 2025-03-06 Listed $371,990 Zillow