115 Honesty Ln · Bluffton, SC 29909

$374,900

2 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 273 Days on market

Built 2007 6,098 sqft lot $261/sqft · 14% below area Est $436k · 14% under ↓ 3% 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).

• ARV discount +13.8/15.0
• Cash flow +8.0/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-іn reаdy аnd Furnіshed Prіmrοse model with view of natural рοnd and woods. Perfect for investors or vacation home. This well-maintained and gently used 2nd home features 2 bedrooms, 2 bathrooms and a cozy den. LVP flooring and crown molding in living areas. Enjoy the lagoon views from the eat-in kitchen with SS appliances, tile backsplash, Corian countertop, large tile flooring and bar seating. Primary suite has a bay window for extra natural light and views. Crown molding in the Great Room. Remote controlled awning over the patio makes it the perfect place to have your morning coffee and evening beverages while watching the abundance of wildlife. Office/den allows extra space for a home office or a cozy den. Laundry room with extra shelving. Extended garage with pull down stairs for over the garage storage.

Key facts

• Lagoon views
• Extra shelving
• View of natural pond

Tags

• VIEW OF NATURAL POND
• LAGOON VIEWS
• TILE BACKSPLASH
• CORIAN COUNTERTOP
• REMOTE CONTROLLED AWNING
• EXTRA SHELVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (30.0% below list).
• Recommended offer: $262k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% 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 62% at this address vs 46% district-wide (+15 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 (+9.3%/yr); 657 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $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 273 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,349 (30.0% 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 273 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.9

CMA / ARV

• ARV (median comp): $436,360
• List price: $374,900
• Delta: -14.08%
• 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
110 Honesty Ln	0.04mi	2/2.0	1,470 (+2%)	3mo	$399,000	$271	92
129 Honesty Ln	0.06mi	2/2.0	1,356 (-6%)	3mo	$350,000	$258	85
37 Honesty Ln	0.31mi	2/2.0	1,406 (-2%)	2mo	$380,000	$270	80
14 Old Country Roses	0.11mi	3/2.0 (+1)	1,488 (+4%)	9mo	$374,000	$251	77
20 Devant Dr E	0.31mi	2/2.0	1,362 (-5%)	6mo	$340,000	$250	72
15 Clover Dr	0.17mi	2/2.0	1,565 (+9%)	8mo	$410,000	$262	71
20 Clover Dr	0.16mi	2/2.0	1,565 (+9%)	9mo	$410,000	$262	70
10 Pelot Ct	0.52mi	2/2.0	1,389 (-3%)	4mo	$315,000	$227	67
31 Coburn Dr E	0.22mi	2/2.0	1,591 (+11%)	8mo	$374,500	$235	66
25 Wild Strawberry Ln	0.73mi	2/2.0	1,443 (+0%)	1mo	$345,000	$239	64
62 Coburn Dr W	0.38mi	2/2.0	1,576 (+10%)	8mo	$399,000	$253	59
2 Crowell Ct	0.64mi	2/2.0	1,555 (+8%)	2mo	$392,000	$252	55

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: -18.6%
• Equity multiple: 0.32×
• Total profit: $-71,338
• Equity at exit: $55,899

10-year hold

• IRR: -3.7%
• Equity multiple: 0.71×
• Total profit: $-30,623
• Equity at exit: $32,415

Cash invested: $104,972 (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: 657
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,623 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$334 /mo · $4,003/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-383

Break-even live

Break-even rent $3,109

Max offer price $307,199

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-277	+0% $-383	+5% $-489	+10% $-595
Rent	-10% $-590	-5% $-487	+0% $-383	+5% $-280	+10% $-176
Rate	-1.0pp $-194	-0.5pp $-288	base $-383	+0.5pp $-480	+1.0pp $-579

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	15d	1	0.70mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	45d	1	0.88mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	45d	1	1.04mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.08mi
11 Parklands Dr Bluffton, SC	1.0–3.0	1.0–2.0	1088	$2,260	$2.08	15d	33	1.22mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	23d	1	1.24mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.37mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $374,900 Active 273 DOM
2. 2026-06-18
   days on market $374,900 Active 270 DOM
3. 2026-06-17
   days on market $374,900 Active 269 DOM
4. 2026-06-16
   days on market $374,900 Active 268 DOM
5. 2026-06-15
   days on market $374,900 Active 267 DOM
6. 2026-06-14
   days on market $374,900 Active 265 DOM
7. 2026-06-13
   days on market $374,900 Active 264 DOM
8. 2026-06-10
   days on market $374,900 Active 262 DOM
9. 2026-06-09
   days on market $374,900 Active 261 DOM
10. 2026-06-08
    days on market $374,900 Active 260 DOM
11. 2026-06-07
    days on market $374,900 Active 259 DOM
12. 2026-06-05
    days on market $374,900 Active 256 DOM
13. 2026-06-03
    days on market $374,900 Active 255 DOM
14. 2026-06-02
    days on market $374,900 Active 254 DOM
15. 2026-06-01
    days on market $374,900 Active 253 DOM
16. 2026-05-31
    days on market $374,900 Active 252 DOM
17. 2026-03-24
    status Active 840-char remark

    Show marketing remark (840 chars)

    Move-іn reаdy аnd Furnіshed Prіmrοse model with view of natural рοnd and woods. Perfect for investors or vacation home. This well-maintained and gently used 2nd home features 2 bedrooms, 2 bathrooms and a cozy den. LVP flooring and crown molding in living areas. Enjoy the lagoon views from the eat-in kitchen with SS appliances, tile backsplash, Corian countertop, large tile flooring and bar seating. Primary suite has a bay window for extra natural light and views. Crown molding in the Great Room. Remote controlled awning over the patio makes it the perfect place to have your morning coffee and evening beverages while watching the abundance of wildlife. Office/den allows extra space for a home office or a cozy den. Laundry room with extra shelving. Extended garage with pull down stairs for over the garage storage.

18. 2026-03-24
    price $374,900 840-char remark

    Show marketing remark (840 chars)

    Move-іn reаdy аnd Furnіshed Prіmrοse model with view of natural рοnd and woods. Perfect for investors or vacation home. This well-maintained and gently used 2nd home features 2 bedrooms, 2 bathrooms and a cozy den. LVP flooring and crown molding in living areas. Enjoy the lagoon views from the eat-in kitchen with SS appliances, tile backsplash, Corian countertop, large tile flooring and bar seating. Primary suite has a bay window for extra natural light and views. Crown molding in the Great Room. Remote controlled awning over the patio makes it the perfect place to have your morning coffee and evening beverages while watching the abundance of wildlife. Office/den allows extra space for a home office or a cozy den. Laundry room with extra shelving. Extended garage with pull down stairs for over the garage storage.

19. 2026-01-23
    price $377,900 840-char remark

    Show marketing remark (840 chars)

    Move-іn reаdy аnd Furnіshed Prіmrοse model with view of natural рοnd and woods. Perfect for investors or vacation home. This well-maintained and gently used 2nd home features 2 bedrooms, 2 bathrooms and a cozy den. LVP flooring and crown molding in living areas. Enjoy the lagoon views from the eat-in kitchen with SS appliances, tile backsplash, Corian countertop, large tile flooring and bar seating. Primary suite has a bay window for extra natural light and views. Crown molding in the Great Room. Remote controlled awning over the patio makes it the perfect place to have your morning coffee and evening beverages while watching the abundance of wildlife. Office/den allows extra space for a home office or a cozy den. Laundry room with extra shelving. Extended garage with pull down stairs for over the garage storage.

20. 2025-08-26
    listed $385,000 Active 840-char remark

    Show marketing remark (840 chars)

    Move-іn reаdy аnd Furnіshed Prіmrοse model with view of natural рοnd and woods. Perfect for investors or vacation home. This well-maintained and gently used 2nd home features 2 bedrooms, 2 bathrooms and a cozy den. LVP flooring and crown molding in living areas. Enjoy the lagoon views from the eat-in kitchen with SS appliances, tile backsplash, Corian countertop, large tile flooring and bar seating. Primary suite has a bay window for extra natural light and views. Crown molding in the Great Room. Remote controlled awning over the patio makes it the perfect place to have your morning coffee and evening beverages while watching the abundance of wildlife. Office/den allows extra space for a home office or a cozy den. Laundry room with extra shelving. Extended garage with pull down stairs for over the garage storage.

ⓘ 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: $4,003 · $334/mo
• Projected year-2 tax: $4,003 · $334/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 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: $31,482
• − Mortgage interest: −$21,000
• − Property taxes: −$4,003
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$10,906
• Taxable loss: −$11,339
• Est. tax savings @ 24.0%: +$2,721
• After-tax cash flow: $-1,878/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

-2.6% since first listed

4 events — show timeline

• 2026-03-24 Relisted — RSMLS
• 2026-03-24 Price Changed $374,900 RSMLS
• 2026-01-23 Price Changed $377,900 RSMLS
• 2025-08-26 Listed $385,000 RSMLS

Property tax history

+3.4%/yr

Latest (2025): $4,003 · +1.7% YoY. Source: county tax records.