38 Biltmore Dr · Bluffton, SC 29909

$350,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 139 Days on market

Built 2005 10,018 sqft lot $235/sqft · 11% below area Est $393k · 11% under ↓ 5% 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 +14.0/30.0
• ARV discount +12.4/15.0
• Rent growth +4.8/5.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Furnished and mοve‐in rеаdy, this wеll‐maintained 3-bedroom, 2-bаth Ηeather model offers a bright, open layout and an exceptional private backyard setting. The spacious family room comfortably accommodates both living and dining areas, creating a flexible and inviting main living space. The primary suite features a bay window overlooking an oversized, wooded backyard, providing privacy and a peaceful natural view. Enjoy wildlife sightings-including deer and wild turkeys-from the enclosed Carolina room, which opens to a small patio ideal for outdoor seating. The eat-in kitchen offers generous counter space, well-suited for everyday cooking or entertaining. Located in Sun City, this home is ideal for immediate occupancy or as a seasonal residence while transitioning from a northern home. A comfortable, low-maintenance option for those seeking a ready-to-enjoy Lowcountry lifestyle.

Key facts

• 0.23 acre lot
• 2 garage spots
• Community pool

Tags

• PRIVATE BACKYARD SETTING
• FLEXIBLE MAIN LIVING SPACE
• OVERSIZED WOODED BACKYARD
• ENCLOSED CAROLINA ROOM
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $43 ($517/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 $290k (17.1% below list).
• Recommended offer: $290k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $10k 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 139 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,243 (17.1% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $392,680
• List price: $350,000
• Delta: -10.87%
• 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
8 Biltmore Dr	0.12mi	3/2.0	1,470 (-1%)	3mo	$345,000	$235	90
80 Biltmore Dr	0.17mi	3/2.0	1,488 (0%)	5mo	$325,000	$218	88
76 Biltmore Dr	0.16mi	3/2.0	1,470 (-1%)	9mo	$375,000	$255	83
70 Bishop St	0.61mi	3/2.0	1,438 (-3%)	5mo	$325,000	$226	62
58 Bishop St	0.65mi	2/2.0 (-1)	1,456 (-2%)	6mo	$310,000	$213	55
10 Cherry Ln	0.72mi	2/2.0 (-1)	1,488 (0%)	9mo	$350,000	$235	54
10 Pomegranate Ln	0.71mi	2/2.0 (-1)	1,420 (-5%)	2mo	$300,000	$211	53
34 Whitebark Ln	0.63mi	2/2.0 (-1)	1,566 (+5%)	9mo	$349,000	$223	50
8 Rain Lily Ln	0.73mi	2/2.0 (-1)	1,554 (+4%)	6mo	$380,000	$245	48
9 Countryside Ct	0.58mi	3/2.0	1,668 (+12%)	9mo	$390,000	$234	46
481 Rye Creek Cir	0.57mi	2/2.0 (-1)	1,690 (+14%)	5mo	$410,000	$243	42
41 Bishop St	0.73mi	2/2.0 (-1)	1,328 (-11%)	8mo	$290,000	$218	36

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: 0.61×
• Total profit: $-38,690
• Equity at exit: $52,186

10-year hold

• IRR: 4.5%
• Equity multiple: 1.40×
• Total profit: $39,415
• Equity at exit: $30,262

Cash invested: $98,000 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 650
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$269 /mo · $3,222/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $43

Break-even live

Break-even rent $2,848

Max offer price $350,000

Occupancy floor 94%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	13d	1	0.60mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	13d	1	0.74mi
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	20d	1	1.08mi
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	43d	1	1.29mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	43d	1	1.32mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	13d	1	1.38mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$3,032	$2.99	13d	21	1.44mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	13d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $350,000 Active 139 DOM
2. 2026-06-17
   days on market $350,000 Active 138 DOM
3. 2026-06-16
   days on market $350,000 Active 137 DOM
4. 2026-06-15
   days on market $350,000 Active 136 DOM
5. 2026-06-14
   days on market $350,000 Active 134 DOM
6. 2026-06-13
   days on market $350,000 Active 133 DOM
7. 2026-06-10
   days on market $350,000 Active 131 DOM
8. 2026-06-09
   days on market $350,000 Active 130 DOM
9. 2026-06-08
   days on market $350,000 Active 129 DOM
10. 2026-06-07
    days on market $350,000 Active 128 DOM
11. 2026-06-05
    days on market $350,000 Active 125 DOM
12. 2026-06-03
    days on market $350,000 Active 124 DOM
13. 2026-06-02
    days on market $350,000 Active 123 DOM
14. 2026-06-01
    days on market $350,000 Active 122 DOM
15. 2026-05-31
    days on market $350,000 Active 121 DOM
16. 2026-04-13
    price $350,000 903-char remark

    Show marketing remark (903 chars)

    Furnished and mοve‐in rеаdy, this wеll‐maintained 3-bedroom, 2-bаth Ηeather model offers a bright, open layout and an exceptional private backyard setting. The spacious family room comfortably accommodates both living and dining areas, creating a flexible and inviting main living space. The primary suite features a bay window overlooking an oversized, wooded backyard, providing privacy and a peaceful natural view. Enjoy wildlife sightings-including deer and wild turkeys-from the enclosed Carolina room, which opens to a small patio ideal for outdoor seating. The eat-in kitchen offers generous counter space, well-suited for everyday cooking or entertaining. Located in Sun City, this home is ideal for immediate occupancy or as a seasonal residence while transitioning from a northern home. A comfortable, low-maintenance option for those seeking a ready-to-enjoy Lowcountry lifestyle.

17. 2026-01-30
    listed $360,000 Active 903-char remark

    Show marketing remark (903 chars)

    Furnished and mοve‐in rеаdy, this wеll‐maintained 3-bedroom, 2-bаth Ηeather model offers a bright, open layout and an exceptional private backyard setting. The spacious family room comfortably accommodates both living and dining areas, creating a flexible and inviting main living space. The primary suite features a bay window overlooking an oversized, wooded backyard, providing privacy and a peaceful natural view. Enjoy wildlife sightings-including deer and wild turkeys-from the enclosed Carolina room, which opens to a small patio ideal for outdoor seating. The eat-in kitchen offers generous counter space, well-suited for everyday cooking or entertaining. Located in Sun City, this home is ideal for immediate occupancy or as a seasonal residence while transitioning from a northern home. A comfortable, low-maintenance option for those seeking a ready-to-enjoy Lowcountry lifestyle.

18. 2025-03-06
    status Active
19. 2025-01-23
    price $359,000
20. 2024-12-28
    price $364,000
21. 2024-10-24
    listed $370,000 Active

ⓘ 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: $3,222 · $269/mo
• Projected year-2 tax: $3,222 · $269/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 3/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,829
• − Mortgage interest: −$19,605
• − Property taxes: −$3,222
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − Depreciation: −$10,182
• Taxable loss: −$5,503
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $1,838/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

• 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

-5.4% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $350,000 RSMLS
• 2026-01-30 Listed $360,000 RSMLS
• 2025-03-06 Relisted — RSMLS
• 2025-01-23 Price Changed $359,000 RSMLS
• 2024-12-28 Price Changed $364,000 RSMLS
• 2024-10-24 Listed $370,000 RSMLS

Property tax history

+4.0%/yr

Latest (2025): $3,222 · +1.7% YoY. Source: county tax records.