56 Slater St · Bluffton, SC 29909

$389,500

4 bd · 2.5 ba · 2,058 sqft · Townhouse public records · 1 Days on market

Built 2022 2,613 sqft lot Est $379k · 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 +14.0/30.0
• ARV discount +6.2/15.0
• Rent growth +4.8/5.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Ralston plan has 3 bedrooms with flex space, 2.5 bath, 1 car garage provides great flexibility for your living situation. Spacious rear patio is a great location to grill & entertain. The kitchen has stainless steel appliances, pantry, ample cabinets for storage, granite island. Primary bedroom upstairs features a tray ceiling, a large WIC & balcony access. Ensuite bath features 5ft shower, dual vanities & linen closet. HOA dues includes lawn care. Pictures are of a model home in another community. * Pictures, photographs, colors, features & sizes are for illustration purposes only and will vary from the homes as built. *

Key facts

• Upgraded kitchen
• Durable lvp flooring
• Garage

Tags

• FLEXIBLE LIVING SPACE
• DURABLE LVP FLOORING
• UPGRADED KITCHEN
• NEW QUARTZ COUNTERTOPS
• SPACIOUS MAIN-LEVEL FLEX ROOM
• CUSTOM WALK-IN CLOSET

Property features AI

Finance

• Other: Community pool
• HOA & community: Monthly association fee; Association maintains grounds; Community amenities include pool, fitness center, basketball court, trails, and gas service

Exterior

• Parking: Driveway; Detached one-car garage
• Security: Fire alarm; Smoke detectors
• Utilities: Public water
• Home design: 2-story home; Has a view
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Rear porch; Front porch

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Water purifier
• Bedrooms: Primary bedroom on upper level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Unfurnished; Attic with pull-down stairs; Ceiling fans; Smooth ceilings; Smart thermostat; Cable TV; Upper-level primary bedroom
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $390k.

Deal economics

• At list price, monthly cash flow is $53 ($641/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 $313k (19.6% below list).
• Recommended offer: $313k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 650 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 41% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $312,977 (19.6% below list)

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $378,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Slater St	0.07mi	4/2.5	2,058 (0%)	8mo	$365,000	$177	91
2048 Blakers Blvd	0.05mi	4/3.5	2,058 (0%)	6mo	$375,000	$182	88
38 Slater St	0.04mi	4/2.5	2,002 (-3%)	19mo	$369,000	$184	78
320 Corn Mill Way	0.26mi	3/3.0 (-1)	1,901 (-8%)	1mo	$350,000	$184	68
120 Slater St	0.15mi	3/2.5 (-1)	1,798 (-13%)	2mo	$309,000	$172	65
204 Wooden Wheel Ln	0.17mi	3/3.0 (-1)	1,806 (-12%)	5mo	$408,000	$226	60
259 Wooden Wheel Ln	0.31mi	3/3.0 (-1)	1,806 (-12%)	2mo	$389,500	$216	57
215 Dillard Mill Dr	0.11mi	3/2.5 (-1)	1,798 (-13%)	15mo	$235,000	$131	57
322 Corn Mill Way	0.26mi	3/3.0 (-1)	1,806 (-12%)	7mo	$340,000	$188	55
227 Wooden Wheel Ln	0.24mi	3/3.0 (-1)	1,806 (-12%)	11mo	$375,000	$208	52
2172 Blakers Blvd	0.28mi	4/3.5	2,256 (+10%)	18mo	$405,000	$180	52
205 Wooden Wheel Ln	0.18mi	3/3.0 (-1)	1,806 (-12%)	16mo	$395,000	$219	50

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: -10.4%
• Equity multiple: 0.60×
• Total profit: $-43,293
• Equity at exit: $58,076

10-year hold

• IRR: 4.3%
• Equity multiple: 1.38×
• Total profit: $41,474
• Equity at exit: $33,677

Cash invested: $109,060 (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: 650
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,130 medium
• Mortgage (P&I): −$2,043
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $53

Break-even live

Break-even rent $3,062

Max offer price $389,500

Occupancy floor 93%

Sensitivity live

Price	-10% $274	-5% $164	+0% $53	+5% $-57	+10% $-167
Rent	-10% $-194	-5% $-70	+0% $53	+5% $177	+10% $301
Rate	-1.0pp $250	-0.5pp $152	base $53	+0.5pp $-48	+1.0pp $-150

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: $97,375
• Closing costs: $11,685
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	44d	1	0.07mi
2155 Blakers Blvd Okatie, SC	4.0	3.5	2568	$2,650	$1.03	44d	1	0.26mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	14d	1	1.30mi

Listing history 2 events

1. 2026-06-18
   remarks 691-char remark
2. 2026-06-18
   listed $389,500 Active 1 DOM

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $37,557
• − Mortgage interest: −$21,818
• − Property taxes: −$2,571
• − Insurance: −$1,948
• − Repairs & maintenance: −$3,005
• − Management: −$3,005
• − Depreciation: −$11,331
• Taxable loss: −$6,119
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $2,110/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

+4.4% since first listed

4 events — show timeline

• 2026-06-18 Listed $389,500 RSMLS
• 2022-09-28 Sold (MLS) $373,175 RSMLS
• 2022-05-09 Delisted — RSMLS
• 2022-03-31 Listed $373,175 RSMLS

Property tax history

+67.4%/yr

Latest (2025): $2,571 · -60.3% YoY. Source: county tax records.