7 Wolf Creek Cv · Bluffton, SC 29910

$399,000

3 bd · 3.0 ba · 2,068 sqft · SingleFamily public records · 60 Days on market

Built 2015 8,276 sqft lot $193/sqft · 21% below area Est $505k · 21% 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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home under 400k in Bluffton. Beautiful MidPoint Community, close to the May River High School. This home features lush Landscaping on an oversized back yard. This three bedroom, two and a half bath home is located at the end of a wooded cul-de-sac with a privacy fence. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

Key facts

• Large loft area
• Private bath
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WELL-EQUIPPED KITCHEN
• PRIVATE BATH
• ENORMOUS CLOSET SPACE
• LARGE LOFT AREA
• HUGE FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached two-car garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: Two-story home; Tybee builder model; Has a view
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Rear porch; Covered porch; Storm/security shutters; Sprinkler/irrigation system; Fenced yard

Interior

• Kitchen: Range; Microwave; Self-cleaning oven; Dishwasher; Garbage disposal; Refrigerator; Pantry
• Bedrooms: Primary suite located on the upper level
• Flooring: Carpet; Laminate; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Cathedral and vaulted ceilings with high ceilings; Pull-down attic stairs; Entrance foyer; Loft; Pantry; Upper-level primary bedroom
• Laundry & utility: Washer and dryer included; Utility room / laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (25.8% below list).
• Recommended offer: $296k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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); 760 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 36% 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 $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 60 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,045 (25.8% 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 60 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

• ARV (median comp): $504,580
• List price: $399,000
• Delta: -20.92%
• 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
17 Scarlet Sage Dr	0.18mi	3/2.5	1,987 (-4%)	3mo	$524,990	$264	81
36 Scarlet Sage Dr	0.21mi	3/2.5	1,987 (-4%)	2mo	$639,365	$322	80
44 Scarlet Sage Dr	0.21mi	3/2.0	1,872 (-10%)	1mo	$546,915	$292	69
18 Golden Poppy Ln	0.35mi	3/2.0	1,900 (-8%)	1mo	$619,865	$326	65
3 Scarlet Sage Dr	0.21mi	3/2.0	1,858 (-10%)	6mo	$553,537	$298	64
45 Ocoee Dr	0.69mi	3/2.0	2,068 (0%)	4mo	$585,000	$283	61
5 Coral Cove Rd	0.35mi	3/3.0	2,300 (+11%)	8mo	$738,065	$321	59
19 Golden Poppy Ln	0.32mi	3/2.5	2,372 (+15%)	1mo	$567,631	$239	58
206 Shumard Oak	0.67mi	4/3.0 (+1)	2,012 (-3%)	8mo	$467,000	$232	52
44 Running Oak Dr	0.51mi	4/2.5 (+1)	1,835 (-11%)	3mo	$390,000	$213	48
59 Gatewood Ln	0.53mi	2/2.0 (-1)	1,876 (-9%)	5mo	$470,000	$251	46
241 Turkey Oak Dr	0.70mi	4/3.0 (+1)	2,370 (+15%)	1mo	$445,524	$188	37

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: -23.1%
• Equity multiple: 0.20×
• Total profit: $-89,293
• Equity at exit: $59,492

10-year hold

• IRR: -15.1%
• Equity multiple: 0.10×
• Total profit: $-100,054
• Equity at exit: $34,498

Cash invested: $111,720 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,960 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$518 /mo · $6,215/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-438

Break-even live

Break-even rent $3,515

Max offer price $321,657

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-325	+0% $-438	+5% $-551	+10% $-664
Rent	-10% $-672	-5% $-555	+0% $-438	+5% $-321	+10% $-204
Rate	-1.0pp $-237	-0.5pp $-336	base $-438	+0.5pp $-541	+1.0pp $-646

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: $99,750
• Closing costs: $11,970
• 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	15d	1	1.01mi
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$2,625	$1.58	15d	29	1.02mi

Listing history 32 events

1. 2026-06-21
   days on market $399,000 Active 60 DOM
2. 2026-06-18
   days on market $399,000 Active 57 DOM
3. 2026-06-17
   days on market $399,000 Active 56 DOM
4. 2026-06-16
   days on market $399,000 Active 55 DOM
5. 2026-06-15
   days on market $399,000 Active 54 DOM
6. 2026-06-14
   days on market $399,000 Active 52 DOM
7. 2026-06-13
   days on market $399,000 Active 51 DOM
8. 2026-06-10
   days on market $399,000 Active 49 DOM
9. 2026-06-09
   days on market $399,000 Active 48 DOM
10. 2026-06-08
    days on market $399,000 Active 47 DOM
11. 2026-06-07
    days on market $399,000 Active 46 DOM
12. 2026-06-05
    days on market $399,000 Active 43 DOM
13. 2026-06-03
    days on market $399,000 Active 42 DOM
14. 2026-06-02
    days on market $399,000 Active 41 DOM
15. 2026-06-01
    days on market $399,000 Active 40 DOM
16. 2026-05-31
    days on market $399,000 Active 39 DOM
17. 2026-04-22
    listed $399,000 Active 1192-char remark
18. 2022-10-03
    soldstatus $375,000
19. 2022-09-28
    soldstatus $375,000 Closed 397-char remark

    Show marketing remark (397 chars)

    Great home under 400k in Bluffton. Beautiful MidPoint Community, close to the May River High School. This home features lush Landscaping on an oversized back yard. This three bedroom, two and a half bath home is located at the end of a wooded cul-de-sac with a privacy fence. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

20. 2022-09-07
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Great home under 400k in Bluffton. Beautiful MidPoint Community, close to the May River High School. This home features lush Landscaping on an oversized back yard. This three bedroom, two and a half bath home is located at the end of a wooded cul-de-sac with a privacy fence. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

21. 2022-09-02
    status Active 397-char remark

    Show marketing remark (397 chars)

    Great home under 400k in Bluffton. Beautiful MidPoint Community, close to the May River High School. This home features lush Landscaping on an oversized back yard. This three bedroom, two and a half bath home is located at the end of a wooded cul-de-sac with a privacy fence. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

22. 2022-09-02
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Great home under 400k in Bluffton. Beautiful MidPoint Community, close to the May River High School. This home features lush Landscaping on an oversized back yard. This three bedroom, two and a half bath home is located at the end of a wooded cul-de-sac with a privacy fence. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

23. 2022-08-15
    listed $389,900 Active 397-char remark

    Show marketing remark (397 chars)

    Great home under 400k in Bluffton. Beautiful MidPoint Community, close to the May River High School. This home features lush Landscaping on an oversized back yard. This three bedroom, two and a half bath home is located at the end of a wooded cul-de-sac with a privacy fence. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

24. 2019-08-14
    soldstatus $262,900
25. 2019-08-02
    soldstatus $262,900

    Show marketing remark (386 chars)

    Must see! Desirable MidPoint Community, close to the new May River High School. Lush Landscape in oversized back yard you won't find anywhere else. This three bedroom, two and a half bath home is located on a large wooded cul-de-sac home site on newly fenced yard. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

26. 2019-08-02
    soldstatus $262,900

    Show marketing remark (386 chars)

    Must see! Desirable MidPoint Community, close to the new May River High School. Lush Landscape in oversized back yard you won't find anywhere else. This three bedroom, two and a half bath home is located on a large wooded cul-de-sac home site on newly fenced yard. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

27. 2019-05-01
    listed $262,900

    Show marketing remark (386 chars)

    Must see! Desirable MidPoint Community, close to the new May River High School. Lush Landscape in oversized back yard you won't find anywhere else. This three bedroom, two and a half bath home is located on a large wooded cul-de-sac home site on newly fenced yard. Upgraded cabinets, stainless steel appliances, and granite countertops. Easy access to Hilton Head and Historic Savannah.

28. 2019-04-30
    listed $262,900
29. 2015-12-31
    soldstatus $214,525
30. 2015-11-18
    listed $215,125
31. 2015-08-18
    soldstatus $47,471
32. 2013-10-16
    soldstatus $1,000,000

ⓘ 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: $6,215 · $518/mo
• Projected year-2 tax: $6,215 · $518/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $35,525
• − Mortgage interest: −$22,350
• − Property taxes: −$6,215
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − Depreciation: −$11,607
• Taxable loss: −$12,326
• Est. tax savings @ 24.0%: +$2,958
• After-tax cash flow: $-2,296/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

-60.1% since first listed

16 events — show timeline

• 2026-04-22 Listed $399,000 RSMLS
• 2022-10-03 Sold (Public Records) $375,000 Public Records
• 2022-09-28 Sold (MLS) $375,000 RSMLS
• 2022-09-07 Pending — RSMLS
• 2022-09-02 Relisted — RSMLS
• 2022-09-02 Pending — RSMLS
• 2022-08-15 Listed $389,900 RSMLS
• 2019-08-14 Sold (Public Records) $262,900 Public Records
• 2019-08-02 Sold (MLS) $262,900 RSMLS
• 2019-08-02 Sold (MLS) $262,900 LRMLS
• 2019-05-01 Listed $262,900 LRMLS
• 2019-04-30 Listed $262,900 RSMLS
• 2015-12-31 Sold (MLS) $214,525 RSMLS
• 2015-11-18 Listed $215,125 RSMLS
• 2015-08-18 Sold (Public Records) $47,471 Public Records
• 2013-10-16 Sold (Public Records) $1,000,000 Public Records

Property tax history

+26.3%/yr

Latest (2025): $6,215 · +1.5% YoY. Source: county tax records.