5 Pelot Ct · Bluffton, SC 29909

$410,000

2 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 55 Days on market

Built 1997 8,712 sqft lot $255/sqft · at area comps Est $430k · 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 +9.9/30.0
• ARV discount +9.6/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectlу pοsіtіoned on а quіet cul-de-sac with swееping views of the 17th tee of Okatie Golf Course, lagoon, and wooded backdrop, this 2BR/2BA Kingston/Potomac model (1606 sq ft) captures the essence of Sun City Hilton Head's coveted golf lifestyle. Designed for easy, everyday living, the light-filled, open layout features crown molding throughout the main living areas and a beautifully updated kitchen with quartz countertops, tile backsplash, pull-out shelving, and refreshed cabinetry. The spacious primary suite offers direct access to the Carolina Room-your front-row seat to serene golf and nature views-along with dual vanities, quartz counters, and a walk-in shower. Bright, airy, and thoughtfully designed, this home invites relaxed indoor-outdoor living just moments from the course. Enjoy unparalleled access to world-class amenities including championship golf, practice facilities, pools, fitness centers, pickleball, dining, and over 100 clubs-all just minutes from Town Square. An ideal primary residence or low-maintenance golf retreat in one of Bluffton's premier 55+ communities.

Key facts

• Quartz countertops
• Updated kitchen
• Views of golf course

Tags

• CUL-DE-SAC
• VIEWS OF GOLF COURSE
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• PULL-OUT SHELVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (33.4% below list).
• Recommended offer: $273k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 36% 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

• It's been on market 55 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $258k; list at $410k implies a 59% gain — meaningful room to come down on a strong offer.

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 $273,064 (33.4% 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 55 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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: 0.67% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

• ARV (median comp): $430,252
• List price: $410,000
• Delta: -4.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Pendarvis Way	0.28mi	2/2.0	1,669 (+4%)	6mo	$420,000	$252	75
88 Coburn Dr W	0.36mi	2/2.0	1,666 (+4%)	4mo	$462,000	$277	74
10 Pelot Ct	0.04mi	2/2.0	1,389 (-14%)	4mo	$315,000	$227	73
2 Crowell Ct	0.45mi	2/2.0	1,555 (-3%)	2mo	$392,000	$252	72
1 Scenic Dr	0.59mi	2/2.0	1,600 (-0%)	5mo	$400,000	$250	68
115 Fort Beauregard Ln	0.46mi	2/2.0	1,682 (+5%)	4mo	$420,000	$250	67
16 Raymond Rd	0.48mi	2/2.0	1,695 (+6%)	5mo	$406,600	$240	64
3 Lake Somerset Cir	0.62mi	2/2.0	1,672 (+4%)	1mo	$420,000	$251	64
110 Honesty Ln	0.56mi	2/2.0	1,470 (-8%)	3mo	$399,000	$271	57
112 Fort Beauregard Ln	0.43mi	2/2.0	1,394 (-13%)	4mo	$319,000	$229	55
37 Honesty Ln	0.73mi	2/2.0	1,406 (-12%)	2mo	$380,000	$270	43
107 General Hardee Way	0.72mi	2/2.0	1,378 (-14%)	5mo	$346,719	$252	39

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: -16.2%
• Equity multiple: 0.40×
• Total profit: $-68,338
• Equity at exit: $61,132

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-15,463
• Equity at exit: $35,449

Cash invested: $114,800 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-253

Break-even live

Break-even rent $3,051

Max offer price $365,311

Occupancy floor —

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Raymond Rd Bluffton, SC	2.0	2.5	2098	$2,730	$1.30	13d	1	0.46mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	43d	1	0.67mi
10 Chicory Ct Okatie, SC	2.0	2.0	2141	$3,600	$1.68	13d	1	0.72mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	20d	1	0.77mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	13d	1	0.83mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	43d	1	0.88mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	13d	1	0.90mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	43d	1	0.99mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	43d	1	1.11mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	13d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $410,000 Active 55 DOM
2. 2026-06-17
   days on market $410,000 Active 54 DOM
3. 2026-06-16
   days on market $410,000 Active 53 DOM
4. 2026-06-15
   days on market $410,000 Active 52 DOM
5. 2026-06-14
   days on market $410,000 Active 50 DOM
6. 2026-06-13
   days on market $410,000 Active 49 DOM
7. 2026-06-10
   pricedays on market $410,000 Active 47 DOM
8. 2026-06-09
   days on market $425,000 Active 46 DOM
9. 2026-06-08
   days on market $425,000 Active 45 DOM
10. 2026-06-07
    days on market $425,000 Active 44 DOM
11. 2026-06-05
    days on market $425,000 Active 41 DOM
12. 2026-06-03
    days on market $425,000 Active 40 DOM
13. 2026-06-02
    days on market $425,000 Active 39 DOM
14. 2026-06-01
    days on market $425,000 Active 38 DOM
15. 2026-05-31
    days on market $425,000 Active 37 DOM
16. 2026-05-16
    status Active 1109-char remark

    Show marketing remark (1109 chars)

    Perfectlу pοsіtіoned on а quіet cul-de-sac with swееping views of the 17th tee of Okatie Golf Course, lagoon, and wooded backdrop, this 2BR/2BA Kingston/Potomac model (1606 sq ft) captures the essence of Sun City Hilton Head's coveted golf lifestyle. Designed for easy, everyday living, the light-filled, open layout features crown molding throughout the main living areas and a beautifully updated kitchen with quartz countertops, tile backsplash, pull-out shelving, and refreshed cabinetry. The spacious primary suite offers direct access to the Carolina Room-your front-row seat to serene golf and nature views-along with dual vanities, quartz counters, and a walk-in shower. Bright, airy, and thoughtfully designed, this home invites relaxed indoor-outdoor living just moments from the course. Enjoy unparalleled access to world-class amenities including championship golf, practice facilities, pools, fitness centers, pickleball, dining, and over 100 clubs-all just minutes from Town Square. An ideal primary residence or low-maintenance golf retreat in one of Bluffton's premier 55+ communities.

17. 2026-05-11
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Perfectly positioned on a quiet cul-de-sac with sweeping views of the 17th tee of Okatie Golf Course, lagoon, and wooded backdrop, this 2BR/2BA Kingston/Potomac model (1606 sq ft) captures the essence of Sun City Hilton Head's coveted golf lifestyle. Designed for easy, everyday living, the light-filled, open layout features crown molding throughout the main living areas and a beautifully updated kitchen with quartz countertops, tile backsplash, pull-out shelving, and refreshed cabinetry. The spacious primary suite offers direct access to the Carolina Room-your front-row seat to serene golf and nature views-along with dual vanities, quartz counters, and a walk-in shower. Bright, airy, and thoughtfully designed, this home invites relaxed indoor-outdoor living just moments from the course.

18. 2026-05-07
    status Pending 1109-char remark

    Show marketing remark (1109 chars)

    Perfectlу pοsіtіoned on а quіet cul-de-sac with swееping views of the 17th tee of Okatie Golf Course, lagoon, and wooded backdrop, this 2BR/2BA Kingston/Potomac model (1606 sq ft) captures the essence of Sun City Hilton Head's coveted golf lifestyle. Designed for easy, everyday living, the light-filled, open layout features crown molding throughout the main living areas and a beautifully updated kitchen with quartz countertops, tile backsplash, pull-out shelving, and refreshed cabinetry. The spacious primary suite offers direct access to the Carolina Room-your front-row seat to serene golf and nature views-along with dual vanities, quartz counters, and a walk-in shower. Bright, airy, and thoughtfully designed, this home invites relaxed indoor-outdoor living just moments from the course. Enjoy unparalleled access to world-class amenities including championship golf, practice facilities, pools, fitness centers, pickleball, dining, and over 100 clubs-all just minutes from Town Square. An ideal primary residence or low-maintenance golf retreat in one of Bluffton's premier 55+ communities.

19. 2026-04-15
    listed $425,000 Active 797-char remark

    Show marketing remark (1109 chars)

    Perfectlу pοsіtіoned on а quіet cul-de-sac with swееping views of the 17th tee of Okatie Golf Course, lagoon, and wooded backdrop, this 2BR/2BA Kingston/Potomac model (1606 sq ft) captures the essence of Sun City Hilton Head's coveted golf lifestyle. Designed for easy, everyday living, the light-filled, open layout features crown molding throughout the main living areas and a beautifully updated kitchen with quartz countertops, tile backsplash, pull-out shelving, and refreshed cabinetry. The spacious primary suite offers direct access to the Carolina Room-your front-row seat to serene golf and nature views-along with dual vanities, quartz counters, and a walk-in shower. Bright, airy, and thoughtfully designed, this home invites relaxed indoor-outdoor living just moments from the course. Enjoy unparalleled access to world-class amenities including championship golf, practice facilities, pools, fitness centers, pickleball, dining, and over 100 clubs-all just minutes from Town Square. An ideal primary residence or low-maintenance golf retreat in one of Bluffton's premier 55+ communities.

20. 2026-04-15
    listed $425,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Perfectlу pοsіtіoned on а quіet cul-de-sac with swееping views of the 17th tee of Okatie Golf Course, lagoon, and wooded backdrop, this 2BR/2BA Kingston/Potomac model (1606 sq ft) captures the essence of Sun City Hilton Head's coveted golf lifestyle. Designed for easy, everyday living, the light-filled, open layout features crown molding throughout the main living areas and a beautifully updated kitchen with quartz countertops, tile backsplash, pull-out shelving, and refreshed cabinetry. The spacious primary suite offers direct access to the Carolina Room-your front-row seat to serene golf and nature views-along with dual vanities, quartz counters, and a walk-in shower. Bright, airy, and thoughtfully designed, this home invites relaxed indoor-outdoor living just moments from the course. Enjoy unparalleled access to world-class amenities including championship golf, practice facilities, pools, fitness centers, pickleball, dining, and over 100 clubs-all just minutes from Town Square. An ideal primary residence or low-maintenance golf retreat in one of Bluffton's premier 55+ communities.

21. 2021-01-19
    soldstatus $257,500
22. 2020-12-21
    soldstatus $257,500
23. 2020-11-03
    listed $259,500
24. 2018-07-27
    soldstatus $217,000
25. 2018-07-23
    soldstatus $217,000
26. 2018-05-21
    listed $235,000
27. 1997-02-06
    soldstatus $178,392

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$1,266/yr (+$105/mo · 118.2%)

ⓘ 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 ≥107°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: $32,768
• − Mortgage interest: −$22,966
• − Property taxes: −$1,071
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − Depreciation: −$11,927
• Taxable loss: −$10,490
• Est. tax savings @ 24.0%: +$2,518
• After-tax cash flow: $-518/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

+138.2% since first listed

12 events — show timeline

• 2026-05-16 Relisted — RSMLS
• 2026-05-11 Pending — LRMLS
• 2026-05-07 Pending — RSMLS
• 2026-04-15 Listed $425,000 LRMLS
• 2026-04-15 Listed $425,000 RSMLS
• 2021-01-19 Sold (Public Records) $257,500 Public Records
• 2020-12-21 Sold (MLS) $257,500 RSMLS
• 2020-11-03 Listed $259,500 RSMLS
• 2018-07-27 Sold (Public Records) $217,000 Public Records
• 2018-07-23 Sold (MLS) $217,000 RSMLS
• 2018-05-21 Listed $235,000 RSMLS
• 1997-02-06 Sold (Public Records) $178,392 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,071 · -0.1% YoY. Source: county tax records.