520 Greenfield Ct · Bluffton, SC 29910

$299,000

1 bd · 2.0 ba · 994 sqft · SingleFamily public records · 20 Days on market

Built 2002 7,405 sqft lot $301/sqft · 17% below area Est $358k · 17% 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 +14.9/15.0
• Cash flow +7.5/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Under 300K and right іn the hеart οf Βluffton! Thiѕ ѕingle family home is loсаted on a quiet cul-de-sac. 520 Greenfield is enveloped in mature landscaping and minutes away from the charm of Old Town Bluffton, shops, restaurants, churches, schools, recreation centers, and community parks. This home has has been owned by the original owner since 2002, a rare find in Bluffton. It has been cared for and updated throughout the years. Granite countertops, stainless steel appliances, stunning Brazilian cherry hardwood floors, and ceiling fans are just a few of the thoughtful upgrades throughout this home. Enjoy peace of mind knowing that the roof was recently replaced in 2023 and HVAC

Key facts

• Low hoa fees
• Converted garage
• Private entrance

Tags

• CONVERTED GARAGE
• PRIVATE ENTRANCE
• SPACIOUS LAUNDRY ROOM
• LOW HOA FEES

Property features AI

Finance

• HOA & community: Community clubhouse; Community playground; Community pool

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-story home; Faces south; Monroe builder model
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Patio; Community pool

Interior

• Kitchen: Oven; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Unfurnished; Ceiling fan(s); Main level primary
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (40.6% below list).
• Recommended offer: $178k (40.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: Bluffton Elementary (math 49% / reading 46%, grade D, #199 of 597 statewide, top 35%, 696 students, 31% 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).
• Market conditions: Rents rising fast (+4.1%/yr); 760 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $9k 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 20 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $299k implies a 185% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,755 (40.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 14.0

CMA / ARV

• ARV (median comp): $358,100
• List price: $299,000
• Delta: -16.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 Rocking Horse Ln	0.36mi	2/2.0 (+1)	994 (0%)	8mo	$313,000	$315	72
753 Corn Planters Ct	0.37mi	2/2.0 (+1)	1,010 (+2%)	6mo	$305,000	$302	70

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-70,626
• Equity at exit: $44,582

10-year hold

• IRR: -18.0%
• Equity multiple: -0.01×
• Total profit: $-84,901
• Equity at exit: $25,852

Cash invested: $83,720 (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 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 760
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-376

Break-even live

Break-even rent $2,253

Max offer price $232,595

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-291	+0% $-376	+5% $-461	+10% $-545
Rent	-10% $-516	-5% $-446	+0% $-376	+5% $-306	+10% $-235
Rate	-1.0pp $-225	-0.5pp $-300	base $-376	+0.5pp $-453	+1.0pp $-532

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Haigler Blvd Bluffton, SC	2.0–3.0	2.0	1106	$1,835	$1.66	15d	6	1.48mi

Listing history 24 events

1. 2026-06-09
   status $299,000 Pending 20 DOM
2. 2026-06-08
   days on market $299,000 Active 20 DOM
3. 2026-06-07
   days on market $299,000 Active 19 DOM
4. 2026-06-05
   days on market $299,000 Active 16 DOM
5. 2026-06-03
   days on market $299,000 Active 15 DOM
6. 2026-06-02
   days on market $299,000 Active 14 DOM
7. 2026-06-01
   days on market $299,000 Active 13 DOM
8. 2026-05-31
   days on market $299,000 Active 12 DOM
9. 2026-05-30
   remarks 686-char remark
10. 2026-05-30
    days on market $299,000 Active 11 DOM
11. 2026-05-15
    price $314,000 1355-char remark
12. 2026-05-14
    listed $329,000 Active 1355-char remark
13. 2025-12-10
    listed $375,000 Active
14. 2025-09-05
    status Pending
15. 2025-09-04
    status Pending
16. 2025-08-09
    listed $350,000 Active
17. 2025-08-08
    listed $350,000 Active
18. 2025-07-18
    listed $375,000 Active
19. 2025-07-18
    listed $375,000 Active
20. 2018-08-17
    listed $189,900
21. 2018-02-08
    listed $200,000
22. 2014-08-29
    listed $144,900
23. 2013-10-28
    listed $149,900
24. 2002-05-30
    soldstatus $105,060

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$653/yr (+$54/mo · 62.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,331
• − Mortgage interest: −$16,749
• − Property taxes: −$1,051
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$8,698
• Taxable loss: −$10,075
• Est. tax savings @ 24.0%: +$2,418
• After-tax cash flow: $-2,093/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

• Census place: Bluffton, SC
• County: Beaufort County · 163,770 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: 1146.0

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 (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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+184.6% since first listed

18 events — show timeline

• 2026-06-08 Pending — RSMLS
• 2026-05-27 Price Changed $299,000 RSMLS
• 2026-05-27 Relisted — RSMLS
• 2026-05-22 Pending — RSMLS
• 2026-05-15 Price Changed $314,000 RSMLS
• 2026-05-14 Listed $329,000 RSMLS
• 2025-12-10 Listed $375,000 RSMLS
• 2025-09-05 Pending — RSMLS
• 2025-09-04 Pending — LRMLS
• 2025-08-09 Listed $350,000 RSMLS
• 2025-08-08 Listed $350,000 LRMLS
• 2025-07-18 Listed $375,000 RSMLS
• 2025-07-18 Listed $375,000 LRMLS
• 2018-08-17 Listed $189,900 RSMLS
• 2018-02-08 Listed $200,000 RSMLS
• 2014-08-29 Listed $144,900 RSMLS
• 2013-10-28 Listed $149,900 RSMLS
• 2002-05-30 Sold (Public Records) $105,060 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,051 · -0.1% YoY. Source: county tax records.