Finlay Plan · Bluffton, SC 29910

$386,990

4 bd · 2.0 ba · 1,587 sqft · SingleFamily · 520 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 +9.1/30.0
• 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 +2.8/10.0
• DSCR +2.5/10.0
• 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 $386,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $431,272.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $387k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (13.3% below list).
• Recommended offer: $335k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 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); 938 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 41% 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 520 days — a 12% lower offer ($341k) is reasonable based on typical stale-listing flexibility.

Recommended offer $335,369 (13.3% 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 520 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $431,272
• List price: $386,990
• Delta: -10.27%
• 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
368 Hill Pond Rd	0.64mi	4/2.0	1,587 (0%)	2mo	$409,900	$258	69
285 Hill Pond Rd	0.64mi	4/2.0	1,587 (0%)	2mo	$424,590	$268	68
341 Hill Pond Rd	0.66mi	4/2.0	1,587 (0%)	1mo	$409,900	$258	68
261 Hill Pond Rd	0.66mi	4/2.0	1,587 (0%)	2mo	$436,900	$275	68
292 Hill Pond Rd	0.68mi	4/2.0	1,587 (0%)	2mo	$385,000	$243	67
313 Hill Pond Rd	0.66mi	4/2.0	1,587 (0%)	4mo	$386,900	$244	66
280 Hill Pond Rd	0.69mi	4/2.0	1,587 (0%)	4mo	$412,000	$260	64
284 Hill Pond Rd	0.69mi	4/2.0	1,587 (0%)	5mo	$371,900	$234	64
12 Hartwell Rd	0.19mi	3/2.0 (-1)	1,780 (+12%)	2mo	$405,000	$228	64
44 Parr Ct	0.27mi	3/2.0 (-1)	1,437 (-10%)	4mo	$380,000	$264	63
345 Hill Pond Rd	0.67mi	3/2.0 (-1)	1,428 (-10%)	1mo	$379,285	$266	46
288 Hill Pond Rd	0.68mi	3/2.0 (-1)	1,428 (-10%)	5mo	$379,900	$266	42

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-87,301
• Equity at exit: $64,304

10-year hold

• IRR: -11.6%
• Equity multiple: 0.27×
• Total profit: $-87,806
• Equity at exit: $37,288

Cash invested: $120,756 (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: 14 active · 17 under contract
• Months of supply: 4.4 mo (23%/mo absorbed)
• Median asking: $429,900 ($262/sqft)
• Median days on market: 50 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +3.7% 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: 938
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,354 medium
• Mortgage (P&I): −$2,262
• Tax est. 1.5%: −$539 /mo · $6,469/yr
• Insurance: −$180
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-331

Break-even live

Break-even rent $3,773

Max offer price $383,375

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-182	+0% $-331	+5% $-480	+10% $-629
Rent	-10% $-596	-5% $-463	+0% $-331	+5% $-199	+10% $-66
Rate	-1.0pp $-114	-0.5pp $-221	base $-331	+0.5pp $-443	+1.0pp $-556

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: $107,818
• Closing costs: $12,938
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Jocassee Rd Bluffton, SC	4.0	2.0	1903	$3,495	$1.84	62d	1	0.14mi
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$3,005	$1.81	62d	29	0.37mi

Listing history 50 events

1. 2026-08-08
   days on market $386,990 Active 520 DOM
2. 2026-08-07
   days on market $386,990 Active 519 DOM
3. 2026-08-06
   days on market $386,990 Active 518 DOM
4. 2026-08-05
   days on market $386,990 Active 517 DOM
5. 2026-08-04
   days on market $386,990 Active 516 DOM
6. 2026-08-03
   days on market $386,990 Active 515 DOM
7. 2026-07-31
   days on market $386,990 Active 512 DOM
8. 2026-07-30
   days on market $386,990 Active 511 DOM
9. 2026-07-29
   days on market $386,990 Active 510 DOM
10. 2026-07-27
    days on market $386,990 Active 508 DOM
11. 2026-07-25
    days on market $386,990 Active 506 DOM
12. 2026-07-23
    days on market $386,990 Active 504 DOM
13. 2026-07-22
    days on market $386,990 Active 503 DOM
14. 2026-07-21
    days on market $386,990 Active 502 DOM
15. 2026-07-18
    days on market $386,990 Active 499 DOM
16. 2026-07-16
    days on market $386,990 Active 497 DOM
17. 2026-07-16
    days on market $386,990 Active 496 DOM
18. 2026-07-14
    days on market $386,990 Active 495 DOM
19. 2026-07-13
    days on market $386,990 Active 494 DOM
20. 2026-07-12
    days on market $386,990 Active 493 DOM
21. 2026-07-11
    remarks 699-char remark
22. 2026-07-11
    days on market $386,990 Active 492 DOM
23. 2026-07-10
    days on market $386,990 Active 491 DOM
24. 2026-07-09
    pricedays on market $386,990 Active 490 DOM
25. 2026-07-08
    days on market $384,990 Active 489 DOM
26. 2026-07-07
    days on market $384,990 Active 488 DOM
27. 2026-07-06
    days on market $384,990 Active 487 DOM
28. 2026-07-05
    days on market $384,990 Active 486 DOM
29. 2026-07-04
    days on market $384,990 Active 485 DOM
30. 2026-07-03
    days on market $384,990 Active 484 DOM
31. 2026-07-02
    days on market $384,990 Active 483 DOM
32. 2026-07-01
    days on market $384,990 Active 482 DOM
33. 2026-06-30
    days on market $384,990 Active 481 DOM
34. 2026-06-29
    days on market $384,990 Active 480 DOM
35. 2026-06-28
    days on market $384,990 Active 479 DOM
36. 2026-06-28
    days on market $384,990 Active 478 DOM
37. 2026-06-27
    days on market $384,990 Active 477 DOM
38. 2026-06-25
    days on market $384,990 Active 475 DOM
39. 2026-06-23
    days on market $384,990 Active 473 DOM
40. 2026-06-21
    days on market $384,990 Active 472 DOM
41. 2026-06-18
    days on market $384,990 Active 469 DOM
42. 2026-06-17
    days on market $384,990 Active 468 DOM
43. 2026-06-16
    days on market $384,990 Active 467 DOM
44. 2026-06-15
    days on market $384,990 Active 466 DOM
45. 2026-06-14
    days on market $384,990 Active 464 DOM
46. 2026-06-13
    days on market $384,990 Active 463 DOM
47. 2026-06-10
    days on market $384,990 Active 461 DOM
48. 2026-06-09
    days on market $384,990 Active 460 DOM
49. 2026-06-08
    days on market $384,990 Active 459 DOM
50. 2026-06-07
    days on market $384,990 Active 458 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: $40,244
• − Mortgage interest: −$24,158
• − Property taxes: −$6,469
• − Insurance: −$2,156
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − Depreciation: −$12,546
• Taxable loss: −$11,524
• Est. tax savings @ 24.0%: +$2,766
• After-tax cash flow: $-1,206/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%
• 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%

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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