628 Hulston Landing Rd · Bluffton, SC 29909

$400,000

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 10 Days on market

Built 2020 8,712 sqft lot Est $349k · 15% 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 +11.3/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open split floor plan, 2 car garage, smart home package, 36” white cabinets, granite countertops, stainless appliances, beautiful gentle fawn Divinity vinyl flooring in living and wet areas, sandcastle carpet in all bedrooms. 2” faux wood blinds and refrigerator are included. Picture is of a sold. .. completed home in community. * Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. * 1 time capital contribution fee of $1,476. This is a Dr Horton new home under construction!

Key facts

• Amenity centers
• Extended patio
• Open-concept layout

Tags

• UPGRADED LVP FLOORING
• OPEN-CONCEPT LAYOUT
• LARGE PRIVATE BACKYARD
• EXTENDED PATIO
• AMENITY CENTERS
• POOLS WITH A LAZY RIVER

Property features AI

Finance

• HOA & community: Community amenities: clubhouse, fitness center, playground, trails, basketball court, tennis courts, pickleball, fire pit, dog park, RV/boat storage, pool

Exterior

• Parking: Detached or attached garage with 2 spaces; Two-car garage
• Utilities: Public water
• Home design: Single-story; Northwest-facing; Has a view; Builder model: Other
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Sprinkler/irrigation system; Paved driveway; Front porch; Patio; Rain gutters; Community pool; Community features include pool and gutters

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Self-cleaning oven; Refrigerator; Eat-in kitchen; Pantry
• Flooring: Concrete; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air; Electric cooling; Heat pump
• Interior features: Attic with pull-down stairs; Built-in features; Ceiling fans; Multiple closets; Smooth ceilings; Entrance foyer; Pantry; Eat-in kitchen; Screened windows; Unfurnished
• Laundry & utility: Washer; Dryer; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (28.6% below list).
• Recommended offer: $286k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising fast (+9.3%/yr); 650 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $260k; list at $400k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $285,673 (28.6% 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: 0.71% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $349,263
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Biltmore Dr	0.48mi	3/2.0	1,470 (+8%)	3mo	$345,000	$235	62
19 Basil Ct	0.38mi	3/2.0	1,458 (+7%)	11mo	$307,500	$211	61
80 Biltmore Dr	0.43mi	3/2.0	1,488 (+10%)	5mo	$325,000	$218	60
76 Biltmore Dr	0.41mi	3/2.0	1,470 (+8%)	9mo	$375,000	$255	60
39 Biltmore Dr	0.38mi	3/2.0	1,460 (+7%)	14mo	$375,500	$257	58
53 Biltmore Dr	0.38mi	2/2.0 (-1)	1,420 (+4%)	15mo	$364,000	$256	57
44 Hidden Shoals Rd	0.64mi	2/2.0 (-1)	1,324 (-3%)	15mo	$379,900	$287	48
43 Hidden Shoals Rd	0.66mi	2/2.0 (-1)	1,324 (-3%)	14mo	$419,900	$317	48
36 Biltmore Dr	0.37mi	2/2.0 (-1)	1,488 (+10%)	19mo	$415,000	$279	46
28 Hidden Shoals Rd	0.66mi	2/2.0 (-1)	1,324 (-3%)	17mo	$399,900	$302	46
7 Hidden Shoals Rd	0.74mi	2/2.0 (-1)	1,324 (-3%)	19mo	$480,900	$363	40

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: -14.2%
• Equity multiple: 0.47×
• Total profit: $-59,033
• Equity at exit: $59,641

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $4,814
• Equity at exit: $34,585

Cash invested: $112,000 (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: 650
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,857 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-143

Break-even live

Break-even rent $3,038

Max offer price $374,669

Occupancy floor —

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	13d	1	0.98mi
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	43d	1	1.12mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	13d	1	1.14mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$3,032	$2.99	13d	21	1.27mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	43d	1	1.45mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	21d	1	1.47mi

Listing history 5 events

1. 2026-05-18
   listed $400,000 Active
2. 2025-06-11
   price $399,000
3. 2025-05-06
   listed $419,000 Active
4. 2020-12-31
   soldstatus $259,990 568-char remark

   Show marketing remark (568 chars)

   Open split floor plan, 2 car garage, smart home package, 36” white cabinets, granite countertops, stainless appliances, beautiful gentle fawn Divinity vinyl flooring in living and wet areas, sandcastle carpet in all bedrooms. 2” faux wood blinds and refrigerator are included. Picture is of a sold. .. completed home in community. * Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. * 1 time capital contribution fee of $1,476. This is a Dr Horton new home under construction!

5. 2020-07-20
   listed $259,990 568-char remark

   Show marketing remark (568 chars)

   Open split floor plan, 2 car garage, smart home package, 36” white cabinets, granite countertops, stainless appliances, beautiful gentle fawn Divinity vinyl flooring in living and wet areas, sandcastle carpet in all bedrooms. 2” faux wood blinds and refrigerator are included. Picture is of a sold. .. completed home in community. * Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. * 1 time capital contribution fee of $1,476. This is a Dr Horton new home under construction!

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$649/yr (+$54/mo · 39.8%)

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

Taxation est. · year 1

• Rental income: $34,281
• − Mortgage interest: −$22,406
• − Property taxes: −$1,631
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,742
• − Management: −$2,742
• − Depreciation: −$11,636
• Taxable loss: −$8,878
• Est. tax savings @ 24.0%: +$2,131
• After-tax cash flow: $410/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): 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

+53.9% since first listed

5 events — show timeline

• 2026-05-18 Listed $400,000 RSMLS
• 2025-06-11 Price Changed $399,000 RSMLS
• 2025-05-06 Listed $419,000 RSMLS
• 2020-12-31 Sold (MLS) $259,990 RSMLS
• 2020-07-20 Listed $259,990 RSMLS

Property tax history

+12.7%/yr

Latest (2025): $1,631 · -0.1% YoY. Source: county tax records.