237 Turkey Oak Dr · Bluffton, SC 29910

$400,000

4 bd · 3.0 ba · 2,037 sqft · SingleFamily public records · 82 Days on market

Built 2016 6,969 sqft lot $196/sqft · at area comps Est $414k · at est.

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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 +11.3/30.0
• ARV discount +9.0/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offered at $400,000, thіs bеautіfullу maintaіnеd 4-bedroom, 2.5-bath home in the hіghlу desirable Southern Oaks community is the perfect blend of comfort, space, and location. Tucked away at the end of a quiet street, the property offers added privacy and a serene setting with a fully fenced backyard overlooking wooded views-complete with a spacious patio ideal for relaxing or entertaining. Inside, you'll find a bright and open floor plan designed for modern living. The sun-filled Carolina Room just off the kitchen creates the perfect spot for morning coffee or additional living space. The kitchen features granite countertops, stainless steel appliances, and stylish luxury vinyl plank flooring that flows throughout the main living areas. Upstairs, a generously sized primary suite offers a peaceful retreat, complemented by spacious secondary bedrooms that provide flexibility for guests, a home office, or growing needs. Southern Oaks is known for its welcoming neighborhood atmosphere, low HOA dues, two community pools, and multiple playgrounds. Conveniently located near top-rated schools, shopping, dining, and New Riverside Barn Park, this home offers both tranquility and accessibility. Don't miss the opportunity to make this exceptional property your next home!

Key facts

• Carolina room
• Wooded views
• Spacious patio

Tags

• FULLY FENCED BACKYARD
• WOODED VIEWS
• SPACIOUS PATIO
• CAROLINA ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $379k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (17.1% below list).
• Recommended offer: $332k (17.1% 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: Pritchardville Elementary (math 54% / reading 58%, grade C+, #109 of 597 statewide, top 19%, 1,005 students, 24% 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 59% at this address vs 46% district-wide (+12 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 40% 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 $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 82 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $331,608 (17.1% 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 82 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $414,098
• List price: $400,000
• Delta: -3.40%
• 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
132 Red Northern Oak Way	0.17mi	4/3.0	2,012 (-1%)	4mo	$370,000	$184	86
206 Shumard Oak	0.38mi	4/3.0	2,012 (-1%)	8mo	$467,000	$232	73
130 Red Northern Oak Way	0.16mi	4/2.5	1,868 (-8%)	8mo	$394,000	$211	70
44 Running Oak Dr	0.24mi	4/2.5	1,835 (-10%)	3mo	$390,000	$213	68
45 Ocoee Dr	0.38mi	3/2.0 (-1)	2,068 (+2%)	4mo	$585,000	$283	68
17 Scarlet Sage Dr	0.72mi	3/2.5 (-1)	1,987 (-2%)	3mo	$524,990	$264	53
36 Scarlet Sage Dr	0.74mi	3/2.5 (-1)	1,987 (-2%)	2mo	$639,365	$322	53
18 Golden Poppy Ln	0.67mi	3/2.0 (-1)	1,900 (-7%)	1mo	$619,865	$326	48
7 E Park Loop	0.52mi	4/2.5	1,796 (-12%)	10mo	$385,000	$214	46
44 Scarlet Sage Dr	0.74mi	3/2.0 (-1)	1,872 (-8%)	1mo	$546,915	$292	42
3 Scarlet Sage Dr	0.65mi	3/2.0 (-1)	1,858 (-9%)	6mo	$553,537	$298	41
5 Coral Cove Rd	0.60mi	3/3.0 (-1)	2,300 (+13%)	8mo	$738,065	$321	39

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-70,403
• Equity at exit: $59,641

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-57,977
• Equity at exit: $34,585

Cash invested: $112,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,316 medium
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-145

Break-even live

Break-even rent $3,499

Max offer price $379,075

Occupancy floor 99%

Sensitivity live

Price	-10% $132	-5% $-6	+0% $-145	+5% $-283	+10% $-421
Rent	-10% $-407	-5% $-276	+0% $-145	+5% $-14	+10% $117
Rate	-1.0pp $57	-0.5pp $-43	base $-145	+0.5pp $-248	+1.0pp $-354

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$3,251	$1.72	15d	1	1.03mi
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$3,005	$1.81	15d	29	1.18mi
41 Jocassee Rd Bluffton, SC	4.0	2.0	1903	$3,495	$1.84	15d	1	1.29mi
9 Haven Pt Bluffton, SC	5.0	3.5	2877	$3,500	$1.22	45d	1	1.42mi

Listing history 29 events

1. 2026-06-21
   days on market $400,000 Active 82 DOM
2. 2026-06-18
   days on market $400,000 Active 79 DOM
3. 2026-06-17
   days on market $400,000 Active 78 DOM
4. 2026-06-16
   days on market $400,000 Active 77 DOM
5. 2026-06-15
   days on market $400,000 Active 76 DOM
6. 2026-06-14
   days on market $400,000 Active 74 DOM
7. 2026-06-13
   days on market $400,000 Active 73 DOM
8. 2026-06-10
   days on market $400,000 Active 71 DOM
9. 2026-06-09
   days on market $400,000 Active 70 DOM
10. 2026-06-08
    days on market $400,000 Active 69 DOM
11. 2026-06-07
    days on market $400,000 Active 68 DOM
12. 2026-06-05
    days on market $400,000 Active 65 DOM
13. 2026-06-03
    days on market $400,000 Active 64 DOM
14. 2026-06-02
    days on market $400,000 Active 63 DOM
15. 2026-06-01
    days on market $400,000 Active 62 DOM
16. 2026-05-31
    days on market $400,000 Active 61 DOM
17. 2026-03-31
    listed $400,000 Active 1280-char remark

    Show marketing remark (1280 chars)

    Offered at $400,000, thіs bеautіfullу maintaіnеd 4-bedroom, 2.5-bath home in the hіghlу desirable Southern Oaks community is the perfect blend of comfort, space, and location. Tucked away at the end of a quiet street, the property offers added privacy and a serene setting with a fully fenced backyard overlooking wooded views-complete with a spacious patio ideal for relaxing or entertaining. Inside, you'll find a bright and open floor plan designed for modern living. The sun-filled Carolina Room just off the kitchen creates the perfect spot for morning coffee or additional living space. The kitchen features granite countertops, stainless steel appliances, and stylish luxury vinyl plank flooring that flows throughout the main living areas. Upstairs, a generously sized primary suite offers a peaceful retreat, complemented by spacious secondary bedrooms that provide flexibility for guests, a home office, or growing needs. Southern Oaks is known for its welcoming neighborhood atmosphere, low HOA dues, two community pools, and multiple playgrounds. Conveniently located near top-rated schools, shopping, dining, and New Riverside Barn Park, this home offers both tranquility and accessibility. Don't miss the opportunity to make this exceptional property your next home!

18. 2025-09-23
    status Active
19. 2025-09-16
    historical
20. 2025-09-12
    price $420,000
21. 2025-07-29
    price $425,000
22. 2025-07-07
    price $435,000
23. 2025-06-12
    price $445,000
24. 2025-05-10
    listed $450,000 Active
25. 2022-08-12
    soldstatus $400,000
26. 2022-08-08
    soldstatus $400,000 Closed
27. 2022-06-20
    status Pending
28. 2022-05-25
    listed $415,000 Active
29. 2016-09-15
    soldstatus $45,462

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,793
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,183
• − Management: −$3,183
• − Depreciation: −$11,636
• Taxable loss: −$8,616
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $333/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

+779.9% since first listed

13 events — show timeline

• 2026-03-31 Listed $400,000 RSMLS
• 2025-09-23 Relisted — RSMLS
• 2025-09-16 Delisted — RSMLS
• 2025-09-12 Price Changed $420,000 RSMLS
• 2025-07-29 Price Changed $425,000 RSMLS
• 2025-07-07 Price Changed $435,000 RSMLS
• 2025-06-12 Price Changed $445,000 RSMLS
• 2025-05-10 Listed $450,000 RSMLS
• 2022-08-12 Sold (Public Records) $400,000 Public Records
• 2022-08-08 Sold (MLS) $400,000 RSMLS
• 2022-06-20 Pending — RSMLS
• 2022-05-25 Listed $415,000 RSMLS
• 2016-09-15 Sold (Public Records) $45,462 Public Records

Property tax history

-37.8%/yr

Latest (2025): $88 · -96.5% YoY. Source: county tax records.