1 Stanley Rd · Laurel Bay, SC 29906

$209,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 9 Days on market

Built 1981 $181/sqft · 30% below area Est $297k · 30% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opрortunіty tο οwn a beautіful, flаt, 1 - acre, corner lot (with bοnuѕ structures) in Beaufort County with endless potential, ideal for the investor, builders or business expansion. Convenient location with easy access to main roads. No HOA. Surrounded by mature trees, including a large stunning oak, this large property offers both high visibility and privacy. Property includes a 3 BR/1BA home with solid bones, functional layout, a new water heater (2026) and hardwood floors that are in good condition. The home will require a new roof and cosmetic updates, perfect for renovation or rental conversion. Being sold as is. Also on site are two storage sheds with addi

Key facts

• Privacy
• New water heater
• High visibility

Tags

• CORNER LOT
• MATURE TREES
• LARGE OAK
• HIGH VISIBILITY
• PRIVACY
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Septic tank
• Home design: Single-story home; Custom builder model; East-facing
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Privacy fence; Outdoor grill; Enclosed porch; Porch; Property has a view; 1 acre lot

Interior

• Kitchen: Convection oven; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Primary/bedrooms on main level
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Central air; Air-to-air exchanger
• Interior features: Bookcases; Main level primary suite; Multiple primary suites; Multiple closets; Eat-in kitchen; Workshop; Unfurnished
• Laundry & utility: Washer; Dryer; Utility room; Freezer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).

Location & tenants

• Location reads 55/100 on livability (#300 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment 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 (+6.6%/yr); 206 active listings in the ZIP; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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 + 6.6% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $296,969
• List price: $209,000
• Delta: -29.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Shanklin Rd	0.23mi	3/1.0	1,053 (-9%)	1mo	$284,000	$270	74
11 Stanley Rd	0.07mi	3/2.0	1,075 (-7%)	13mo	$299,000	$278	71
17 Country Manor Rd	0.25mi	3/1.0	1,025 (-11%)	13mo	$190,000	$185	59
24 Walter Dr	0.52mi	2/1.0 (-1)	1,217 (+6%)	10mo	$249,000	$205	53
4312 Pinewood Cir	0.73mi	3/2.0	1,248 (+8%)	3mo	$305,000	$244	46

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-9,273
• Equity at exit: $31,163

10-year hold

• IRR: 9.3%
• Equity multiple: 1.84×
• Total profit: $48,945
• Equity at exit: $18,071

Cash invested: $58,520 (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 29906

• Home prices YoY: -25.7%
• Rents YoY: 6.6%
• Active inventory: 206
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $259

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 83%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 881-char remark
2. 2026-05-12
   historical Active Under Contract 881-char remark
3. 2026-05-02
   listed $209,000 Active 881-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,873
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$6,080
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $3,164/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 — Laurel Bay

• Score: 55/100
• State rank: #300
• US rank: #23121

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel Bay, SC
• County: Beaufort County · 163,770 people
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 25,342
• Household income: $68,174
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 1103.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Black 33% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9%

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: ▼ -92.59%
• Current HPI: 268.0161
• Rent YoY: ▲ 6.59%
• 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

3 events — show timeline

• 2026-05-15 Pending — RSMLS
• 2026-05-12 Contingent — RSMLS
• 2026-05-02 Listed $209,000 RSMLS

Property tax history

-10.3%/yr

Latest (2025): $330 · +0.0% YoY. Source: county tax records.