28 Gables Ln · Bluffton, SC 29910

$409,000

1 bd · 2.5 ba · 1,646 sqft · SingleFamily public records · 67 Days on market

Built 2004 4,791 sqft lot $248/sqft · 15% below area Est $480k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +4.1/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3‐bedrοom, 2.5‐bаth home. Fenсеd-in backyard with peaсеful view located in the desirable Pinecrest community in Bluffton, SC. This well-maintained home features a newer roof, tankless water heater, sealed tile entry, upgraded lighting, mirrors, and numerous additional updates throughout. The main level offers a separate dining room and a spacious living room with a gas fireplace. The first-floor primary suite includes a walk-in closet, double vanity, soaking tub, and separate shower. Enjoy outdoor living on the screened porch with views of the woods and walking path, with the golf course and lagoon visible in the distance. Additional features include a first-floor powder room, laundry room, and attached one-car garage. Upstairs offers two large bedrooms and a full bathroom, providing excellent space for guests or family. Pinecrest residents enjoy access to amenities including a community pool, tennis courts, fitness, and pickleball. Conveniently close to top-rated schools, shopping, dining, and everyday conveniences, with easy access to Hilton Head Island. Some photos have been enhanced.

Key facts

• Upgraded lighting
• Newer roof
• Screened porch

Tags

• FENCED IN BACK YARD
• NEWER ROOF
• TANKLESS WATER HEATER
• SEALED TILE ENTRY
• UPGRADED LIGHTING
• SCREENED PORCH

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (48.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (58.9% below list).
• Recommended offer: $168k (58.9% below list) — sets the bar for 1% rule.

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 (+4.1%/yr); 760 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

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 67 days — a 6% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $41k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $245k; list at $409k implies a 67% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,160 (58.9% 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 67 days. Have you received any prior offers? Is the seller open to a 59% 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: 0.41% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.74%
• DSCR: 0.48
• GRM: 20.3

CMA / ARV

• ARV (median comp): $480,360
• List price: $409,000
• Delta: -14.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -37.1%
• Equity multiple: -0.19×
• Total profit: $-136,028
• Equity at exit: $60,983

10-year hold

• IRR: -48.3%
• Equity multiple: -0.78×
• Total profit: $-203,576
• Equity at exit: $35,363

Cash invested: $114,520 (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: 20.3×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$2,145
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-1,120

Break-even live

Break-even rent $3,100

Max offer price $211,079

Occupancy floor —

Sensitivity live

Price	-10% $-889	-5% $-1,005	+0% $-1,120	+5% $-1,236	+10% $-1,352
Rent	-10% $-1,253	-5% $-1,187	+0% $-1,120	+5% $-1,054	+10% $-988
Rate	-1.0pp $-914	-0.5pp $-1,016	base $-1,120	+0.5pp $-1,226	+1.0pp $-1,334

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	6	1.37mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	1017	$1,500	$1.47	44d	5	1.48mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	976	$1,500	$1.54	14d	7	1.48mi

Listing history 22 events

1. 2026-06-13
   statusdays on market $409,000 Pending 67 DOM
2. 2026-06-10
   days on market $409,000 Active 65 DOM
3. 2026-06-09
   days on market $409,000 Active 64 DOM
4. 2026-06-09
   price $409,000 Active 63 DOM
5. 2026-06-08
   days on market $425,000 Active 63 DOM
6. 2026-06-07
   days on market $425,000 Active 62 DOM
7. 2026-06-05
   days on market $425,000 Active 59 DOM
8. 2026-06-03
   days on market $425,000 Active 58 DOM
9. 2026-06-02
   days on market $425,000 Active 57 DOM
10. 2026-06-01
    days on market $425,000 Active 56 DOM
11. 2026-05-31
    days on market $425,000 Active 55 DOM
12. 2026-04-23
    price $439,000 1122-char remark

    Show marketing remark (1122 chars)

    Beautiful 3‐bedrοom, 2.5‐bаth home. Fenсеd-in backyard with peaсеful view located in the desirable Pinecrest community in Bluffton, SC. This well-maintained home features a newer roof, tankless water heater, sealed tile entry, upgraded lighting, mirrors, and numerous additional updates throughout. The main level offers a separate dining room and a spacious living room with a gas fireplace. The first-floor primary suite includes a walk-in closet, double vanity, soaking tub, and separate shower. Enjoy outdoor living on the screened porch with views of the woods and walking path, with the golf course and lagoon visible in the distance. Additional features include a first-floor powder room, laundry room, and attached one-car garage. Upstairs offers two large bedrooms and a full bathroom, providing excellent space for guests or family. Pinecrest residents enjoy access to amenities including a community pool, tennis courts, fitness, and pickleball. Conveniently close to top-rated schools, shopping, dining, and everyday conveniences, with easy access to Hilton Head Island. Some photos have been enhanced.

13. 2026-04-11
    status Active 1122-char remark

    Show marketing remark (1122 chars)

    Beautiful 3‐bedrοom, 2.5‐bаth home. Fenсеd-in backyard with peaсеful view located in the desirable Pinecrest community in Bluffton, SC. This well-maintained home features a newer roof, tankless water heater, sealed tile entry, upgraded lighting, mirrors, and numerous additional updates throughout. The main level offers a separate dining room and a spacious living room with a gas fireplace. The first-floor primary suite includes a walk-in closet, double vanity, soaking tub, and separate shower. Enjoy outdoor living on the screened porch with views of the woods and walking path, with the golf course and lagoon visible in the distance. Additional features include a first-floor powder room, laundry room, and attached one-car garage. Upstairs offers two large bedrooms and a full bathroom, providing excellent space for guests or family. Pinecrest residents enjoy access to amenities including a community pool, tennis courts, fitness, and pickleball. Conveniently close to top-rated schools, shopping, dining, and everyday conveniences, with easy access to Hilton Head Island. Some photos have been enhanced.

14. 2026-04-08
    status Pending 1122-char remark

    Show marketing remark (1122 chars)

    Beautiful 3‐bedrοom, 2.5‐bаth home. Fenсеd-in backyard with peaсеful view located in the desirable Pinecrest community in Bluffton, SC. This well-maintained home features a newer roof, tankless water heater, sealed tile entry, upgraded lighting, mirrors, and numerous additional updates throughout. The main level offers a separate dining room and a spacious living room with a gas fireplace. The first-floor primary suite includes a walk-in closet, double vanity, soaking tub, and separate shower. Enjoy outdoor living on the screened porch with views of the woods and walking path, with the golf course and lagoon visible in the distance. Additional features include a first-floor powder room, laundry room, and attached one-car garage. Upstairs offers two large bedrooms and a full bathroom, providing excellent space for guests or family. Pinecrest residents enjoy access to amenities including a community pool, tennis courts, fitness, and pickleball. Conveniently close to top-rated schools, shopping, dining, and everyday conveniences, with easy access to Hilton Head Island. Some photos have been enhanced.

15. 2026-04-06
    historical Active Under Contract 1122-char remark

    Show marketing remark (1122 chars)

    Beautiful 3‐bedrοom, 2.5‐bаth home. Fenсеd-in backyard with peaсеful view located in the desirable Pinecrest community in Bluffton, SC. This well-maintained home features a newer roof, tankless water heater, sealed tile entry, upgraded lighting, mirrors, and numerous additional updates throughout. The main level offers a separate dining room and a spacious living room with a gas fireplace. The first-floor primary suite includes a walk-in closet, double vanity, soaking tub, and separate shower. Enjoy outdoor living on the screened porch with views of the woods and walking path, with the golf course and lagoon visible in the distance. Additional features include a first-floor powder room, laundry room, and attached one-car garage. Upstairs offers two large bedrooms and a full bathroom, providing excellent space for guests or family. Pinecrest residents enjoy access to amenities including a community pool, tennis courts, fitness, and pickleball. Conveniently close to top-rated schools, shopping, dining, and everyday conveniences, with easy access to Hilton Head Island. Some photos have been enhanced.

16. 2026-04-01
    listed $449,900 Active 1122-char remark

    Show marketing remark (1122 chars)

    Beautiful 3‐bedrοom, 2.5‐bаth home. Fenсеd-in backyard with peaсеful view located in the desirable Pinecrest community in Bluffton, SC. This well-maintained home features a newer roof, tankless water heater, sealed tile entry, upgraded lighting, mirrors, and numerous additional updates throughout. The main level offers a separate dining room and a spacious living room with a gas fireplace. The first-floor primary suite includes a walk-in closet, double vanity, soaking tub, and separate shower. Enjoy outdoor living on the screened porch with views of the woods and walking path, with the golf course and lagoon visible in the distance. Additional features include a first-floor powder room, laundry room, and attached one-car garage. Upstairs offers two large bedrooms and a full bathroom, providing excellent space for guests or family. Pinecrest residents enjoy access to amenities including a community pool, tennis courts, fitness, and pickleball. Conveniently close to top-rated schools, shopping, dining, and everyday conveniences, with easy access to Hilton Head Island. Some photos have been enhanced.

17. 2019-12-20
    soldstatus $245,000
18. 2019-12-13
    soldstatus $245,000 543-char remark

    Show marketing remark (543 chars)

    Cute upgraded cottage on the 11th tee in Pinecrest community with wooded view. Home has 3 bedrooms to include a downstairs master suite, 2.5 baths, den/dining room, laundry room, newly installed laminate floors, ss appliances, dual zone programmable HVAC, and freshly painted interior/exterior. Pinecrest is a friendly, safe community that is minutes from downtown Bluffton and Hilton Head. Many amenities to include a pool, playground, tennis courts, gym, golf course, basketball court, and more with a low POA fee. Don’t miss this one!

19. 2019-10-18
    listed $248,000 543-char remark

    Show marketing remark (543 chars)

    Cute upgraded cottage on the 11th tee in Pinecrest community with wooded view. Home has 3 bedrooms to include a downstairs master suite, 2.5 baths, den/dining room, laundry room, newly installed laminate floors, ss appliances, dual zone programmable HVAC, and freshly painted interior/exterior. Pinecrest is a friendly, safe community that is minutes from downtown Bluffton and Hilton Head. Many amenities to include a pool, playground, tennis courts, gym, golf course, basketball court, and more with a low POA fee. Don’t miss this one!

20. 2014-03-18
    soldstatus $185,000
21. 2014-03-14
    soldstatus $185,000
22. 2013-11-13
    listed $195,000

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $2,331 · $194/mo
• Expected delta: +$728/yr (+$61/mo · 45.4%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,179
• − Mortgage interest: −$22,910
• − Property taxes: −$1,603
• − Insurance: −$2,045
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$11,898
• Taxable loss: −$21,506
• Est. tax savings @ 24.0%: +$5,161
• After-tax cash flow: $-8,283/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

+125.1% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $439,000 RSMLS
• 2026-04-11 Relisted — RSMLS
• 2026-04-08 Pending — RSMLS
• 2026-04-06 Contingent — RSMLS
• 2026-04-01 Listed $449,900 RSMLS
• 2019-12-20 Sold (Public Records) $245,000 Public Records
• 2019-12-13 Sold (MLS) $245,000 RSMLS
• 2019-10-18 Listed $248,000 RSMLS
• 2014-03-18 Sold (Public Records) $185,000 Public Records
• 2014-03-14 Sold (MLS) $185,000 RSMLS
• 2013-11-13 Listed $195,000 RSMLS

Property tax history

+2.6%/yr

Latest (2025): $1,603 · -16.5% YoY. Source: county tax records.