292 Hill Pond Rd · Bluffton, SC 29910

$385,900

4 bd · 2.0 ba · 1,587 sqft · SingleFamily · 80 Days on market

Built 2026 6,534 sqft lot Est $409k · 6% under ↓ 8% 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).

• Cash flow +12.1/30.0
• ARV discount +10.1/15.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Stunning New Cοnstruсtiοn ‐ Finlay Μοdel in The Lakes at Nеw Rіverside, Bluffton, SC * * Welcome to your dream home in the sought-after community of The Lakes at New Riverside! This exquisite Finlay model, a 4-bedroom, 2-bathroom, one-story residence with a 2-car garage, is currently under construction and offers 1,587 heated square feet of modern elegance. Slated for completion in April 2026, this home combines luxury and functionality in the heart of Bluffton, SC. * * Key Features: * * A chef's delight with high-end appliances, expansive countertops, perfect for culinary creations. - * * Open-Concept Floorplan: * * Seamlessly integrates the kitchen

Key facts

• Community amenities
• Gourmet kitchen
• Natural gas

Tags

• GOURMET KITCHEN
• OPEN-CONCEPT FLOORPLAN
• SCREENED-IN COVERED PATIO
• NATURAL GAS
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $386k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (15.3% below list).
• Recommended offer: $327k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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; 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).
• 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 80 days — a 6% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $326,677 (15.3% 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 80 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $409,446
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Hill Pond Rd	0.02mi	4/2.0	1,587 (0%)	3mo	$371,900	$234	96
313 Hill Pond Rd	0.03mi	4/2.0	1,587 (0%)	3mo	$386,900	$244	96
280 Hill Pond Rd	0.04mi	4/2.0	1,587 (0%)	3mo	$412,000	$260	96
301 Hill Pond Rd	0.02mi	4/2.0	1,587 (0%)	5mo	$389,900	$246	95
333 Hill Pond Rd	0.05mi	4/2.0	1,587 (0%)	4mo	$409,900	$258	94
309 Hill Pond Rd	0.02mi	4/2.0	1,587 (0%)	6mo	$408,690	$258	94
288 Hill Pond Rd	0.01mi	3/2.0 (-1)	1,428 (-10%)	4mo	$379,900	$266	75
337 Hill Pond Rd	0.04mi	3/2.0 (-1)	1,428 (-10%)	4mo	$364,900	$256	73
43 James O Ct	0.46mi	3/2.0 (-1)	1,497 (-6%)	2mo	$449,500	$300	62
44 Parr Ct	0.50mi	3/2.0 (-1)	1,437 (-10%)	3mo	$380,000	$264	54
46 James O Ct	0.41mi	3/2.0 (-1)	1,356 (-15%)	4mo	$383,000	$282	48
12 Hartwell Rd	0.64mi	3/2.0 (-1)	1,780 (+12%)	1mo	$405,000	$228	44

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: -16.7%
• Equity multiple: 0.40×
• Total profit: $-64,447
• Equity at exit: $57,539

10-year hold

• IRR: -6.7%
• Equity multiple: 0.55×
• Total profit: $-48,220
• Equity at exit: $33,366

Cash invested: $108,052 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,267 medium
• Mortgage (P&I): −$2,024
• Tax est. 1.5%: −$482 /mo · $5,788/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $-86

Break-even live

Break-even rent $3,376

Max offer price $373,438

Occupancy floor 98%

Sensitivity live

Price	-10% $181	-5% $47	+0% $-86	+5% $-219	+10% $-353
Rent	-10% $-344	-5% $-215	+0% $-86	+5% $43	+10% $172
Rate	-1.0pp $108	-0.5pp $12	base $-86	+0.5pp $-186	+1.0pp $-288

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: $96,475
• Closing costs: $11,577
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Mainland Lakes Dr Bluffton, SC	3.0–4.0	2.0–2.5	1657	$3,005	$1.81	15d	29	0.35mi
41 Jocassee Rd Bluffton, SC	4.0	2.0	1903	$3,495	$1.84	15d	1	0.58mi

Listing history 9 events

1. 2026-04-25
   status Pending
2. 2026-04-25
   price $385,900
3. 2026-04-22
   price $389,900
4. 2026-03-26
   price $404,900
5. 2026-03-20
   status Active
6. 2026-03-09
   status Pending
7. 2026-03-09
   price $427,900
8. 2026-01-28
   price $407,900
9. 2026-01-24
   listed $417,900 Active

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

Taxation est. · year 1

• Rental income: $39,201
• − Mortgage interest: −$21,616
• − Property taxes: −$5,788
• − Insurance: −$1,930
• − Repairs & maintenance: −$3,136
• − Management: −$3,136
• − Depreciation: −$11,226
• Taxable loss: −$7,632
• Est. tax savings @ 24.0%: +$1,832
• After-tax cash flow: $798/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

-7.7% since first listed

9 events — show timeline

• 2026-04-25 Pending — RSMLS
• 2026-04-25 Price Changed $385,900 RSMLS
• 2026-04-22 Price Changed $389,900 RSMLS
• 2026-03-26 Price Changed $404,900 RSMLS
• 2026-03-20 Relisted — RSMLS
• 2026-03-09 Pending — RSMLS
• 2026-03-09 Price Changed $427,900 RSMLS
• 2026-01-28 Price Changed $407,900 RSMLS
• 2026-01-24 Listed $417,900 RSMLS