45 Bishop St · Bluffton, SC 29909

$335,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 102 Days on market

Built 2006 5,662 sqft lot $236/sqft · 11% below area Est $376k · 11% under

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +12.4/15.0
• DSCR +5.8/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

Key facts

• New hot water heater
• Covered back patio
• Granite countertops

Tags

• PRIMROSE MODEL
• GRANITE COUNTERTOPS
• NEW ROOF
• NEWER HVAC
• NEW HOT WATER HEATER
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (12.3% below list).
• Recommended offer: $294k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $94k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $34k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $293,776 (12.3% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.88% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $375,693
• List price: $335,000
• Delta: -10.83%
• 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
10 Pomegranate Ln	0.09mi	2/2.0 (-1)	1,420 (0%)	2mo	$300,000	$211	90
3 Basket Walk Dr	0.10mi	2/2.0 (-1)	1,458 (+3%)	3mo	$337,500	$231	83
45 Basket Walk Dr	0.11mi	2/2.0 (-1)	1,488 (+5%)	2mo	$427,000	$287	80
36 Basket Walk Dr	0.10mi	2/2.0 (-1)	1,346 (-5%)	3mo	$370,000	$275	79
41 Pineapple Dr	0.16mi	2/2.0 (-1)	1,504 (+6%)	2mo	$389,000	$259	76
24 Orion Pl	0.58mi	3/2.0	1,440 (+1%)	3mo	$365,000	$253	68
80 Biltmore Dr	0.54mi	3/2.0	1,488 (+5%)	5mo	$325,000	$218	63
8 Biltmore Dr	0.69mi	3/2.0	1,470 (+4%)	3mo	$345,000	$235	60
35 Orion Pl	0.62mi	2/2.0 (-1)	1,440 (+1%)	5mo	$368,000	$256	60
24 Darby Creek Ct	0.66mi	2/2.0 (-1)	1,320 (-7%)	3mo	$364,000	$276	50
27 Orion Pl	0.61mi	2/2.0 (-1)	1,240 (-13%)	2mo	$350,000	$282	44
23 Callisto Rd	0.69mi	2/2.0 (-1)	1,260 (-11%)	3mo	$300,000	$238	42

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-19,039
• Equity at exit: $49,950

10-year hold

• IRR: 9.1%
• Equity multiple: 1.84×
• Total profit: $79,077
• Equity at exit: $28,965

Cash invested: $93,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,938 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $312

Break-even live

Break-even rent $2,543

Max offer price $335,000

Occupancy floor 84%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	43d	1	0.66mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	13d	1	0.79mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	13d	1	0.83mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	13d	1	0.98mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	13d	1	1.00mi
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	43d	1	1.01mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$3,032	$2.99	13d	21	1.15mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	21d	1	1.32mi

Listing history 29 events

1. 2026-06-18
   days on market $335,000 Active 102 DOM
2. 2026-06-17
   days on market $335,000 Active 101 DOM
3. 2026-06-16
   days on market $335,000 Active 100 DOM
4. 2026-06-15
   price $335,000 Active 99 DOM
5. 2026-06-15
   days on market $349,900 Active 99 DOM
6. 2026-06-14
   days on market $349,900 Active 97 DOM
7. 2026-06-13
   days on market $349,900 Active 96 DOM
8. 2026-06-10
   days on market $349,900 Active 94 DOM
9. 2026-06-09
   days on market $349,900 Active 93 DOM
10. 2026-06-08
    days on market $349,900 Active 92 DOM
11. 2026-06-07
    days on market $349,900 Active 91 DOM
12. 2026-06-05
    days on market $349,900 Active 88 DOM
13. 2026-06-03
    days on market $349,900 Active 87 DOM
14. 2026-06-02
    days on market $349,900 Active 86 DOM
15. 2026-06-01
    days on market $349,900 Active 85 DOM
16. 2026-05-31
    days on market $349,900 Active 84 DOM
17. 2026-05-17
    price $349,900 821-char remark

    Show marketing remark (821 chars)

    Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

18. 2026-04-13
    status Active 821-char remark

    Show marketing remark (821 chars)

    Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

19. 2026-03-16
    status Pending 821-char remark

    Show marketing remark (821 chars)

    Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

20. 2026-03-09
    status Active 821-char remark

    Show marketing remark (821 chars)

    Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

21. 2026-03-09
    price $359,000 821-char remark

    Show marketing remark (821 chars)

    Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

22. 2026-03-03
    status Pending 821-char remark

    Show marketing remark (821 chars)

    Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

23. 2026-02-02
    listed $369,000 Active 821-char remark

    Show marketing remark (821 chars)

    Impecсablу maіntаined & updаtеd, this bright Primrose model οffеrs effortless, move-in-ready living. Interior freshly painted (2025), hardwood floors throughout, & most furniture/decor negotiable w/ sale. The kitchen is spacious and functional w/ granite countertops, newer stainless steel appliances, gas range, & maple cabinetry. Major improvements include new roof (2024), newer HVAC (2019), newer hot water heater, & new washer/dryer (2025). Enjoy outdoor living on the covered back patio w/ awning, complemented by brick-accented flower beds & a private, serene landscape view. Residents enjoy Sun City's state-of-the-art amenities, including world-class recreation, fitness, golf, dining, & an active social lifestyle. Golf cart conveys, completing this exceptional offering.

24. 2025-04-30
    listed $365,000 Active
25. 2016-12-19
    soldstatus $225,000
26. 2016-12-16
    soldstatus $225,000
27. 2016-10-28
    listed $229,500
28. 2016-07-01
    listed $234,900
29. 2016-06-29
    listed $234,900

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,910 · $159/mo
• Expected delta: +$558/yr (+$47/mo · 41.3%)

ⓘ 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 2/10 Low
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,253
• − Mortgage interest: −$18,765
• − Property taxes: −$1,351
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − Depreciation: −$9,745
• Taxable loss: −$1,924
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $4,204/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): 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

+49.0% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $349,900 RSMLS
• 2026-04-13 Relisted — RSMLS
• 2026-03-16 Pending — RSMLS
• 2026-03-09 Relisted — RSMLS
• 2026-03-09 Price Changed $359,000 RSMLS
• 2026-03-03 Pending — RSMLS
• 2026-02-02 Listed $369,000 RSMLS
• 2025-04-30 Listed $365,000 RSMLS
• 2016-12-19 Sold (Public Records) $225,000 Public Records
• 2016-12-16 Sold (MLS) $225,000 RSMLS
• 2016-10-28 Listed $229,500 RSMLS
• 2016-07-01 Listed $234,900 LRMLS
• 2016-06-29 Listed $234,900 RSMLS

Property tax history

+7.1%/yr

Latest (2025): $1,351 · -0.1% YoY. Source: county tax records.