1804 6th St · Beaufort, SC 29902

$229,000

3 bd · 1.0 ba · 1,229 sqft · SingleFamily public records · 271 Days on market

Built 1956 610 sqft lot $186/sqft · 16% below area Est $273k · 16% 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 +16.5/30.0
• ARV discount +14.7/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a spacious lot with no HOA, the property provides room to expand or entertain under the Carolina skies. The home itself features a functional layout and sturdy construction—ready for updates. Polk Village is just minutes from downtown Beaufort, the scenic waterfront, and major military bases. The neighborhood is also home to several successful short-term rentals, making this an excellent opportunity for investors or buyers looking for extra flexibility. Whether you're a first-time homebuyer, investor, or someone ready to enjoy the Lowcountry lifestyle, this home offers location, potential, and value.

Key facts

• Parking
• Built 1956
• Listed 271 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $203k (11.4% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.5% in Beaufort — 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 69/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, housing A; Watch: crime F, commute F.
• 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 soft (-1.9%/yr); 259 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/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 $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 271 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; list at $229k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $272,744
• List price: $229,000
• Delta: -16.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 Westview Ave	0.09mi	3/1.0	1,252 (+2%)	4mo	$262,000	$209	89
1803 Sixth St	0.02mi	3/1.0	1,285 (+5%)	10mo	$230,000	$179	83
1810 Westview Ave	0.10mi	4/2.0 (+1)	1,252 (+2%)	5mo	$312,000	$249	79
1808 Fifth St	0.05mi	3/1.0	1,100 (-10%)	8mo	$220,000	$200	73
2913 Fourth St	0.04mi	3/2.0	1,182 (-4%)	18mo	$335,000	$283	72
2908 Third St	0.08mi	3/1.0	1,372 (+12%)	8mo	$300,000	$219	70
2915 Third St	0.08mi	3/2.0	1,050 (-15%)	11mo	$325,000	$310	59
2805 Polk St	0.19mi	3/1.5	1,127 (-8%)	22mo	$260,000	$231	57
2908 Waters Edge Ct E	0.69mi	3/2.0	1,221 (-1%)	15mo	$657,500	$538	50
615 Linton Ln	0.68mi	3/2.0	1,125 (-8%)	4mo	$370,000	$329	46
613 Linton Ln	0.69mi	2/1.0 (-1)	1,293 (+5%)	10mo	$378,000	$292	46
2927 W Waters Edge Ct	0.62mi	3/2.0	1,185 (-4%)	19mo	$490,000	$414	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-34,501
• Equity at exit: $34,145

10-year hold

• IRR: -12.8%
• Equity multiple: 0.34×
• Total profit: $-42,115
• Equity at exit: $19,800

Cash invested: $64,120 (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 29902

• Home prices YoY: -29.9%
• Rents YoY: -1.9%
• Active inventory: 259
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $135

Break-even live

Break-even rent $1,857

Max offer price $229,000

Occupancy floor 88%

Sensitivity live

Price	-10% $265	-5% $200	+0% $135	+5% $70	+10% $5
Rent	-10% $-25	-5% $55	+0% $135	+5% $215	+10% $295
Rate	-1.0pp $250	-0.5pp $193	base $135	+0.5pp $76	+1.0pp $15

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 Palmetto Dr Beaufort, SC	3.0	2.0	1353	$1,600	$1.18	44d	1	0.16mi
2927 Waters Edge Ct Beaufort, SC	3.0	2.0	1185	$3,100	$2.62	21d	1	0.60mi
2105 Carolina Wren Dr Beaufort, SC	3.0	2.0	1250	$1,578	$1.26	44d	1	0.62mi
2718 Oaklawn St Beaufort, SC	2.0	1.0	810	$1,700	$2.10	14d	1	0.88mi
125 New Hanover St Beaufort, SC	1.0–2.0	1.0–2.0	941	$2,175	$2.31	14d	163	1.06mi
413 Meritta Ave Beaufort, SC	3.0	2.0	1500	$2,900	$1.93	21d	1	1.14mi
123 Old Salem Rd Beaufort, SC	2.0–3.0	1.0–2.0	828	$1,250	$1.51	14d	4	1.36mi
135 Old Salem Rd Beaufort, SC	1.0–2.0	1.0	777	$1,449	$1.86	14d	9	1.36mi

Listing history 18 events

1. 2026-05-31
   days on market $229,000 Active 271 DOM
2. 2025-12-11
   price $229,000 626-char remark

   Show marketing remark (626 chars)

   Set on a spacious lot with no HOA, the property provides room to expand or entertain under the Carolina skies. The home itself features a functional layout and sturdy construction—ready for updates. Polk Village is just minutes from downtown Beaufort, the scenic waterfront, and major military bases. The neighborhood is also home to several successful short-term rentals, making this an excellent opportunity for investors or buyers looking for extra flexibility. Whether you're a first-time homebuyer, investor, or someone ready to enjoy the Lowcountry lifestyle, this home offers location, potential, and value.

3. 2025-10-02
   price $234,000 626-char remark

   Show marketing remark (626 chars)

   Set on a spacious lot with no HOA, the property provides room to expand or entertain under the Carolina skies. The home itself features a functional layout and sturdy construction—ready for updates. Polk Village is just minutes from downtown Beaufort, the scenic waterfront, and major military bases. The neighborhood is also home to several successful short-term rentals, making this an excellent opportunity for investors or buyers looking for extra flexibility. Whether you're a first-time homebuyer, investor, or someone ready to enjoy the Lowcountry lifestyle, this home offers location, potential, and value.

4. 2025-09-30
   status Active 626-char remark

   Show marketing remark (626 chars)

   Set on a spacious lot with no HOA, the property provides room to expand or entertain under the Carolina skies. The home itself features a functional layout and sturdy construction—ready for updates. Polk Village is just minutes from downtown Beaufort, the scenic waterfront, and major military bases. The neighborhood is also home to several successful short-term rentals, making this an excellent opportunity for investors or buyers looking for extra flexibility. Whether you're a first-time homebuyer, investor, or someone ready to enjoy the Lowcountry lifestyle, this home offers location, potential, and value.

5. 2025-09-12
   status Pending 626-char remark

   Show marketing remark (626 chars)

   Set on a spacious lot with no HOA, the property provides room to expand or entertain under the Carolina skies. The home itself features a functional layout and sturdy construction—ready for updates. Polk Village is just minutes from downtown Beaufort, the scenic waterfront, and major military bases. The neighborhood is also home to several successful short-term rentals, making this an excellent opportunity for investors or buyers looking for extra flexibility. Whether you're a first-time homebuyer, investor, or someone ready to enjoy the Lowcountry lifestyle, this home offers location, potential, and value.

6. 2025-08-16
   listed $245,000 Active 626-char remark

   Show marketing remark (626 chars)

   Set on a spacious lot with no HOA, the property provides room to expand or entertain under the Carolina skies. The home itself features a functional layout and sturdy construction—ready for updates. Polk Village is just minutes from downtown Beaufort, the scenic waterfront, and major military bases. The neighborhood is also home to several successful short-term rentals, making this an excellent opportunity for investors or buyers looking for extra flexibility. Whether you're a first-time homebuyer, investor, or someone ready to enjoy the Lowcountry lifestyle, this home offers location, potential, and value.

7. 2025-08-01
   historical
8. 2025-04-26
   listed $249,900 Active
9. 2019-09-30
   soldstatus $109,000
10. 2019-09-26
    soldstatus $109,000
11. 2019-07-22
    listed $114,500
12. 2016-07-08
    soldstatus $67,000
13. 2016-07-07
    soldstatus $67,000
14. 2016-07-07
    soldstatus $67,000
15. 2016-04-18
    listed $72,500
16. 2016-04-15
    listed $72,500
17. 2015-07-29
    listed $72,500
18. 2006-03-17
    soldstatus $118,000

ⓘ 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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/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 2/10 Low
• 🌡 Heat 10/10 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: $24,337
• − Mortgage interest: −$12,828
• − Property taxes: −$2,052
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$6,662
• Taxable loss: −$2,243
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $2,157/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 — Beaufort

• Score: 69/100
• State rank: #76
• US rank: #8748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 42,992
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 17,650
• Household income: $69,752
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 672.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Two or more races 8% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 6% Vietnamese 2%

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: ▼ -146.81%
• Current HPI: 343.9292
• Rent YoY: ▼ -1.95%
• 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

+94.1% since first listed

17 events — show timeline

• 2025-12-11 Price Changed $229,000 LRMLS
• 2025-10-02 Price Changed $234,000 LRMLS
• 2025-09-30 Relisted — LRMLS
• 2025-09-12 Pending — LRMLS
• 2025-08-16 Listed $245,000 LRMLS
• 2025-08-01 Delisted — LRMLS
• 2025-04-26 Listed $249,900 LRMLS
• 2019-09-30 Sold (Public Records) $109,000 Public Records
• 2019-09-26 Sold (MLS) $109,000 RSMLS
• 2019-07-22 Listed $114,500 RSMLS
• 2016-07-08 Sold (Public Records) $67,000 Public Records
• 2016-07-07 Sold (MLS) $67,000 RSMLS
• 2016-07-07 Sold (MLS) $67,000 LRMLS
• 2016-04-18 Listed $72,500 RSMLS
• 2016-04-15 Listed $72,500 LRMLS
• 2015-07-29 Listed $72,500 LRMLS
• 2006-03-17 Sold (Public Records) $118,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,052 · +1.4% YoY. Source: county tax records.