223 Station Mill Blvd · Bluffton, SC 29909

$235,000

1 bd · 2.5 ba · 1,024 sqft · Townhouse public records · 31 Days on market

Built 2007 1,742 sqft lot

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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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +4.8/5.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceрtiοnal 2 Μаster Bеdrοom Townhome in the amenitу rіch Cypress Ridge at Mill Creek. Enjoy low maintenance living! LVP flooring throughout the main level with stainless steel appliances, front covered porch, rear storage and lanai with ability to fence in yard! Gorgeous Oak trees with mature landscaping make this property hard to beat. Easily access HHI Beaches, Savannah, Beaufort and of course our favorite Bluffton, SC. Too many amenities to list, come see why this townhome is right for you!

Key facts

• Front covered porch
• Lvp flooring
• Rear storage

Tags

• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• FRONT COVERED PORCH
• REAR STORAGE
• LANAI
• ABILITY TO FENCE IN YARD

Property features AI

Finance

• Other: Property is one lot
• HOA & community: Association maintains common grounds; Community amenities include clubhouse, fitness center, playground, pool, tennis courts, pickleball, basketball court, dog park, and RV/boat storage

Exterior

• Parking: Driveway; Unassigned parking
• Utilities: Public water
• Home design: Vinyl siding; Builder model: Other; Northeast-facing
• Construction: Asphalt roof; Vinyl siding construction
• Exterior features: Front porch; Patio; Community pool; Has view (faces northeast)

Interior

• Kitchen: Eat-in kitchen; Self-cleaning oven; Microwave; Dishwasher not listed (no mention); Refrigerator; Disposal
• Bedrooms: Primary suite(s) on upper level
• Flooring: Carpet; Laminate; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Attic; Multiple primary suites; Smooth ceilings; Upper-level primary; Eat-in kitchen; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry room; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $218k (7.4% below list).
• Recommended offer: $218k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Market conditions: Rents rising fast (+9.3%/yr); 657 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 31 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $235k implies a 57% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,566 (7.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.72×
• Total profit: $-18,339
• Equity at exit: $35,039

10-year hold

• IRR: 7.7%
• Equity multiple: 1.71×
• Total profit: $47,009
• Equity at exit: $20,319

Cash invested: $65,800 (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: 657
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$259 /mo · $3,111/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $129

Break-even live

Break-even rent $2,012

Max offer price $235,000

Occupancy floor 89%

Sensitivity live

Price	-10% $262	-5% $196	+0% $129	+5% $63	+10% $-4
Rent	-10% $-43	-5% $43	+0% $129	+5% $215	+10% $301
Rate	-1.0pp $248	-0.5pp $189	base $129	+0.5pp $68	+1.0pp $6

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$2,077	$2.05	14d	21	0.26mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	45d	1	0.79mi

Listing history 32 events

1. 2026-06-21
   days on market $235,000 Active 31 DOM
2. 2026-06-18
   days on market $235,000 Active 28 DOM
3. 2026-06-17
   days on market $235,000 Active 27 DOM
4. 2026-06-16
   days on market $235,000 Active 26 DOM
5. 2026-06-15
   days on market $235,000 Active 25 DOM
6. 2026-06-14
   days on market $235,000 Active 23 DOM
7. 2026-06-13
   days on market $235,000 Active 22 DOM
8. 2026-06-10
   days on market $235,000 Active 20 DOM
9. 2026-06-09
   days on market $235,000 Active 19 DOM
10. 2026-06-09
    price $235,000 Active 18 DOM
11. 2026-06-08
    days on market $239,000 Active 18 DOM
12. 2026-06-07
    days on market $239,000 Active 17 DOM
13. 2026-06-05
    days on market $239,000 Active 14 DOM
14. 2026-06-03
    days on market $239,000 Active 13 DOM
15. 2026-06-02
    days on market $239,000 Active 12 DOM
16. 2026-06-01
    days on market $239,000 Active 11 DOM
17. 2026-05-31
    days on market $239,000 Active 10 DOM
18. 2026-05-30
    pricedays on market $239,000 Active 9 DOM
19. 2026-05-21
    listed $249,900 Active
20. 2026-04-07
    price $255,900
21. 2026-03-27
    price $259,900
22. 2026-03-18
    listed $264,900 Active
23. 2025-11-12
    price $269,900
24. 2025-08-31
    price $279,900
25. 2025-05-19
    listed $289,900 Active
26. 2024-08-18
    price $288,500
27. 2024-08-02
    status Active
28. 2024-08-01
    listed $289,500
29. 2020-07-06
    soldstatus $150,000
30. 2020-06-05
    listed $154,900
31. 2007-07-20
    soldstatus $129,000
32. 2007-04-14
    listed $129,000

ⓘ 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: $3,111 · $259/mo
• Projected year-2 tax: $3,111 · $259/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 · 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: $26,108
• − Mortgage interest: −$13,164
• − Property taxes: −$3,111
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$6,836
• Taxable loss: −$2,355
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $2,116/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): 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

+93.7% since first listed

14 events — show timeline

• 2026-05-21 Listed $249,900 RSMLS
• 2026-04-07 Price Changed $255,900 RSMLS
• 2026-03-27 Price Changed $259,900 RSMLS
• 2026-03-18 Listed $264,900 RSMLS
• 2025-11-12 Price Changed $269,900 RSMLS
• 2025-08-31 Price Changed $279,900 RSMLS
• 2025-05-19 Listed $289,900 RSMLS
• 2024-08-18 Price Changed $288,500 RSMLS
• 2024-08-02 Relisted — RSMLS
• 2024-08-01 Listed $289,500 RSMLS
• 2020-07-06 Sold (MLS) $150,000 LRMLS
• 2020-06-05 Listed $154,900 LRMLS
• 2007-07-20 Sold (MLS) $129,000 RSMLS
• 2007-04-14 Listed $129,000 RSMLS

Property tax history

+17.8%/yr

Latest (2025): $3,111 · +1.4% YoY. Source: county tax records.