426 Live Oak Walk · Bluffton, SC 29910

$359,900

3 bd · 3.0 ba · 1,704 sqft · SingleFamily public records · 58 Days on market

Built 2005 6,098 sqft lot $211/sqft · at area comps Est $374k · at est. ↓ 1% since listing

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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 +11.4/30.0
• ARV discount +9.2/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-Bеdroοm Hοmе in the Edgеfіeld community in Bluffton. Great οрportunity to own a 4-bedroom, 3 full bath home in the desirable Edgefield community! This home features a spacious living room and an eat-in kitchen, along with a convenient first-floor bedroom-perfect for guests or a home office. Upstairs, you'll find three additional bedrooms, including a generous primary suite. The first floor has been updated with newly installed LVP flooring, cottage trim, and smooth ceilings, adding a fresh, modern touch. Enjoy relaxing on the covered front porch-ideal for rocking chairs and quiet evenings. The property also includes an attached one-car garage, a storage sh

Key facts

• Covered front porch
• First-floor bedroom
• Updated lvp flooring

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• FIRST-FLOOR BEDROOM
• UPDATED LVP FLOORING
• COVERED FRONT PORCH
• ATTACHED ONE-CAR GARAGE

Property features AI

Finance

• HOA & community: Community amenities: pool, playground, basketball court

Exterior

• Parking: Driveway; Detached/attached garage (1-car, unfinished)
• Utilities: Public water
• Home design: 2-story home; Custom builder model; Faces south
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Sprinkler/irrigation system; Paved driveway; Patio; Front porch; Community pool

Interior

• Kitchen: Eat-in kitchen; Oven; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat (electric, heat pump); Central air (electric, heat pump)
• Interior features: Multiple closets; Smooth ceilings; Separate shower; Upper-level primary; Entrance foyer; Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (26.3% below list).
• Recommended offer: $265k (26.3% 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.
• Zoned schools: River Ridge Academy (math 50% / reading 56%, grade C, #138 of 597 statewide, top 24%, 1,120 students, 21% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL) — zoned schools average 29% FRL vs 48% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 46% district-wide (+18 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $11k 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 58 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

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 $265,306 (26.3% 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 58 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: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $374,394
• List price: $359,900
• Delta: -3.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 Live Oak Walk	0.19mi	4/2.5 (+1)	1,689 (-1%)	11mo	$380,000	$225	73
259 Stoney Xing	0.32mi	4/3.5 (+1)	1,704 (0%)	6mo	$345,000	$202	73
112 Stoney Xing	0.19mi	3/2.0	1,525 (-10%)	5mo	$365,000	$239	66
22 Sandy Pointe Dr	0.34mi	4/2.5 (+1)	1,766 (+4%)	10mo	$385,700	$218	62
474 Live Oak Walk	0.24mi	3/2.5	1,458 (-14%)	3mo	$345,000	$237	60
7 W Morningside Dr	0.24mi	4/2.0 (+1)	1,511 (-11%)	3mo	$330,000	$218	58
229 Stoney Xing	0.25mi	3/2.0	1,458 (-14%)	3mo	$349,000	$239	57
115 Heartstone Cir	0.49mi	4/2.0 (+1)	1,600 (-6%)	4mo	$375,000	$234	55
4 Grande Oaks Dr	0.57mi	3/2.0	1,601 (-6%)	7mo	$530,000	$331	54
18 Hollowtail Dr	0.53mi	4/2.5 (+1)	1,826 (+7%)	4mo	$385,000	$211	53
41 Broadland Cir	0.49mi	3/2.0	1,576 (-8%)	10mo	$375,000	$238	52
7 Maypop Ct	0.29mi	4/2.0 (+1)	1,932 (+13%)	8mo	$650,000	$336	48

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-63,687
• Equity at exit: $53,662

10-year hold

• IRR: -8.3%
• Equity multiple: 0.46×
• Total profit: $-54,401
• Equity at exit: $31,118

Cash invested: $100,772 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,653 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-127

Break-even live

Break-even rent $2,814

Max offer price $337,420

Occupancy floor 100%

Sensitivity live

Price	-10% $76	-5% $-25	+0% $-127	+5% $-229	+10% $-331
Rent	-10% $-337	-5% $-232	+0% $-127	+5% $-22	+10% $82
Rate	-1.0pp $54	-0.5pp $-36	base $-127	+0.5pp $-221	+1.0pp $-315

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Live Oak Walk Bluffton, SC	4.0	2.5	1613	$2,500	$1.55	45d	1	0.17mi
103 Inspiration Ave Bluffton, SC	2.0	1.0–2.0	811	$2,129	$2.62	15d	3	0.78mi
242 West Sq Bluffton, SC	3.0	2.5	1275	$2,150	$1.69	23d	1	0.90mi
5 Warrington Pl Bluffton, SC	2.0	2.0	1600	$3,500	$2.19	45d	1	0.99mi
326 Mill Pond Rd Bluffton, SC	3.0	2.5	1500	$2,450	$1.63	23d	1	1.19mi
11 Parklands Dr Bluffton, SC	1.0–3.0	1.0–2.0	1088	$2,628	$2.41	15d	33	1.27mi
12 Marlowe Way Bluffton, SC	3.0	2.5	1890	$2,700	$1.43	23d	1	1.32mi
314 Bleecker St S Bluffton, SC	3.0	2.5	1742	$2,900	$1.66	45d	1	1.37mi
22 Mayfair Dr Bluffton, SC	3.0	2.0	1420	$2,450	$1.73	45d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $359,900 Active 58 DOM
2. 2026-06-18
   days on market $359,900 Active 55 DOM
3. 2026-06-17
   days on market $359,900 Active 54 DOM
4. 2026-06-16
   days on market $359,900 Active 53 DOM
5. 2026-06-15
   days on market $359,900 Active 52 DOM
6. 2026-06-14
   days on market $359,900 Active 50 DOM
7. 2026-06-13
   days on market $359,900 Active 49 DOM
8. 2026-06-10
   days on market $359,900 Active 47 DOM
9. 2026-06-09
   days on market $359,900 Active 46 DOM
10. 2026-06-08
    days on market $359,900 Active 45 DOM
11. 2026-06-07
    days on market $359,900 Active 44 DOM
12. 2026-06-05
    days on market $359,900 Active 41 DOM
13. 2026-06-03
    days on market $359,900 Active 40 DOM
14. 2026-06-02
    pricedays on market $359,900 Active 39 DOM
15. 2026-06-01
    days on market $365,000 Active 38 DOM
16. 2026-05-31
    days on market $365,000 Active 37 DOM
17. 2026-04-24
    listed $365,000 Active 1227-char remark

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,230 · $186/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $31,837
• − Mortgage interest: −$20,160
• − Property taxes: −$2,230
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$10,470
• Taxable loss: −$7,917
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $373/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

• 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

-1.4% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $359,900 RSMLS
• 2026-04-24 Listed $365,000 RSMLS

Property tax history

+4.0%/yr

Latest (2025): $2,230 · +1.7% YoY. Source: county tax records.