39 Founders Walk · Bluffton, SC 29909

$452,800

4 bd · 3.0 ba · 2,029 sqft · SingleFamily · 199 Days on market

Built 2026 Excellent condition 6,229 sqft lot Garage $223/sqft · at area comps Est $463k · 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).

• ARV discount +8.5/15.0
• Cash flow +8.0/30.0
• Schools +5.9/10.0
• Condition / age +5.0/5.0
• Rent growth +4.8/5.0
• Livability +3.4/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Dogwoοd floοrplаn bу Smith Famіlу Homes is under construсtіon in Heritage at New Riverside with an estimated completion date of August 2026. This 2-story 2,029 sq. ft. plan features 4 bedrooms and 3 full bathrooms with a 2-car garage. On the main level you will find a secondary bedroom and bathroom, laundry room, primary suite, and open concept great room, dining, and kitchen. The kitchen has a pantry and features stainless-steel appliances (microwave, oven/range, dishwasher. ) The primary suite has a large walk-in closet, dual vanities, and linen closet. Upstairs is the option for 2 secondary bedrooms and a full bathroom.

Key facts

• Secondary bedroom
• Dogwood floorplan
• Large walk-in closet

Tags

• DOGWOOD FLOORPLAN
• HERITAGE AT NEW RIVERSIDE
• SECONDARY BEDROOM
• OPEN CONCEPT GREAT ROOM
• STAINLESS-STEEL APPLIANCES
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $453k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-473 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (25.7% below list).
• Recommended offer: $336k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.3% 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 (+9.3%/yr); 1031 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 44% 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 $14k 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 199 days — a 12% lower offer ($398k) is reasonable based on typical stale-listing flexibility.

Recommended offer $336,275 (25.7% 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 199 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $462,715
• List price: $452,800
• Delta: -2.14%
• 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
95 Founders Walk	0.12mi	4/3.0	2,029 (0%)	2mo	$452,860	$223	93
79 Founders Walk	0.09mi	4/2.0	1,830 (-10%)	2mo	$428,040	$234	74
112 Lakeway Dr	0.22mi	4/2.0	1,825 (-10%)	3mo	$395,000	$216	67
207 Heritage Pkwy	0.08mi	3/2.5 (-1)	1,736 (-14%)	1mo	$395,000	$228	64
75 Founders Walk	0.08mi	3/2.0 (-1)	1,733 (-15%)	1mo	$416,000	$240	62
99 Founders Walk	0.13mi	3/2.0 (-1)	1,733 (-15%)	3mo	$408,540	$236	58
6 Tanners Xing	0.64mi	3/2.5 (-1)	1,996 (-2%)	3mo	$365,000	$183	58
144 Founders Walk	0.24mi	4/2.0	1,740 (-14%)	4mo	$427,000	$245	57
19 Freedom Trl	0.49mi	3/2.5 (-1)	2,189 (+8%)	3mo	$435,000	$199	54
27 Provision Dr	0.33mi	4/2.0	1,740 (-14%)	3mo	$415,190	$239	54
102 Tanners Run	0.63mi	4/2.0	1,782 (-12%)	3mo	$365,000	$205	44
63 Grovewood Dr	0.64mi	3/2.0 (-1)	1,763 (-13%)	4mo	$415,000	$235	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: -18.4%
• Equity multiple: 0.32×
• Total profit: $-85,653
• Equity at exit: $67,514

10-year hold

• IRR: -3.1%
• Equity multiple: 0.75×
• Total profit: $-32,255
• Equity at exit: $39,150

Cash invested: $126,784 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 46 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $430,900 ($227/sqft)
• Median days on market: 114 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +0.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 1031
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,363 high
• Mortgage (P&I): −$2,375
• Tax est. 1.5%: −$566 /mo · $6,792/yr
• Insurance: −$189
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-473

Break-even live

Break-even rent $3,961

Max offer price $384,410

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-316	+0% $-473	+5% $-629	+10% $-786
Rent	-10% $-738	-5% $-605	+0% $-473	+5% $-340	+10% $-207
Rate	-1.0pp $-245	-0.5pp $-357	base $-473	+0.5pp $-590	+1.0pp $-709

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: $113,200
• Closing costs: $13,584
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Heritage Pkwy Bluffton, SC	4.0	2.5	2372	$3,150	$1.33	10d	1	0.07mi
8 Virtue Ct Bluffton, SC	4.0	2.0	1740	$2,800	$1.61	7d	1	0.34mi
8 Virtue Ct Bluffton, SC	4.0	2.0	1740	$2,800	$1.61	1d	1	0.34mi
131 Horizon Trl Bluffton, SC	4.0	3.0	2340	$2,980	$1.27	29d	1	0.38mi
9 Haven Pt Bluffton, SC	5.0	3.5	2877	$3,500	$1.22	184d	1	0.61mi
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$2,844	$1.50	0d	1	1.06mi

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, fitness center, pool, playground and trails

Exterior

• Parking: Two-car garageDriveway parking
• Utilities: Public water
• Home design: Two-story homeNew construction, never occupiedBuilder model: DogwoodNorthwest-facingHas a view
• Construction: Vinyl sidingShingle/composition roof
• Exterior features: Rear porchCovered porchRain guttersCommunity poolCommunity trailsCommunity playgroundCommunity clubhouseCommunity fitness centerCommunity gas (amenity)

Interior

• Kitchen: DishwasherGas rangeMicrowaveOvenPantryTankless water heater
• Bedrooms: Primary bedroom on the main level
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Impact glass and insulated windowsCarbon monoxide detectorMain level primary suitePull-down attic stairsEntrance foyerLoftPantry
• Laundry & utility: Dedicated laundry roomUtility room

Listing history 50 events

1. 2026-11-08
   days on market $452,800 Active 199 DOM
2. 2026-11-07
   days on market $452,800 Active 198 DOM
3. 2026-11-06
   days on market $452,800 Active 197 DOM
4. 2026-11-05
   days on market $452,800 Active 196 DOM
5. 2026-11-04
   days on market $452,800 Active 195 DOM
6. 2026-11-02
   days on market $452,800 Active 193 DOM
7. 2026-11-01
   days on market $452,800 Active 192 DOM
8. 2026-10-31
   days on market $452,800 Active 191 DOM
9. 2026-10-30
   days on market $452,800 Active 190 DOM
10. 2026-10-29
    days on market $452,800 Active 189 DOM
11. 2026-10-28
    days on market $452,800 Active 188 DOM
12. 2026-10-27
    days on market $452,800 Active 187 DOM
13. 2026-10-26
    days on market $452,800 Active 186 DOM
14. 2026-10-25
    days on market $452,800 Active 185 DOM
15. 2026-10-24
    days on market $452,800 Active 184 DOM
16. 2026-10-23
    days on market $452,800 Active 183 DOM
17. 2026-10-22
    days on market $452,800 Active 182 DOM
18. 2026-10-21
    days on market $452,800 Active 181 DOM
19. 2026-10-20
    days on market $452,800 Active 180 DOM
20. 2026-10-19
    days on market $452,800 Active 179 DOM
21. 2026-10-18
    days on market $452,800 Active 178 DOM
22. 2026-10-17
    days on market $452,800 Active 177 DOM
23. 2026-10-16
    days on market $452,800 Active 176 DOM
24. 2026-10-15
    days on market $452,800 Active 175 DOM
25. 2026-10-14
    days on market $452,800 Active 174 DOM
26. 2026-10-13
    days on market $452,800 Active 173 DOM
27. 2026-10-12
    days on market $452,800 Active 172 DOM
28. 2026-10-11
    days on market $452,800 Active 171 DOM
29. 2026-10-10
    days on market $452,800 Active 170 DOM
30. 2026-10-09
    days on market $452,800 Active 169 DOM
31. 2026-10-08
    days on market $452,800 Active 168 DOM
32. 2026-10-07
    days on market $452,800 Active 167 DOM
33. 2026-10-06
    days on market $452,800 Active 166 DOM
34. 2026-10-05
    days on market $452,800 Active 165 DOM
35. 2026-10-04
    days on market $452,800 Active 164 DOM
36. 2026-10-02
    days on market $452,800 Active 162 DOM
37. 2026-10-01
    days on market $452,800 Active 161 DOM
38. 2026-09-30
    days on market $452,800 Active 160 DOM
39. 2026-09-29
    days on market $452,800 Active 159 DOM
40. 2026-09-28
    days on market $452,800 Active 158 DOM
41. 2026-09-27
    days on market $452,800 Active 157 DOM
42. 2026-09-26
    days on market $452,800 Active 156 DOM
43. 2026-09-25
    days on market $452,800 Active 155 DOM
44. 2026-09-24
    days on market $452,800 Active 154 DOM
45. 2026-09-24
    days on market $452,800 Active 153 DOM
46. 2026-09-22
    days on market $452,800 Active 152 DOM
47. 2026-09-21
    days on market $452,800 Active 151 DOM
48. 2026-09-20
    days on market $452,800 Active 150 DOM
49. 2026-09-19
    days on market $452,800 Active 149 DOM
50. 2026-09-18
    days on market $452,800 Active 148 DOM

ⓘ 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: $40,353
• − Mortgage interest: −$25,364
• − Property taxes: −$6,792
• − Insurance: −$2,264
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$13,172
• Taxable loss: −$13,696
• Est. tax savings @ 24.0%: +$3,287
• After-tax cash flow: $-2,385/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This home is under construction and is expected to be completed in August 2026. It features a modern kitchen, bathrooms, and hardwood flooring. The exterior is in good condition, and the home is move-in ready.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Pritchardville Elementary C+ SC #109/597 Nat'l #9,382/41,679 Middle H. E. Mccracken Middle D SC #54/229 Nat'l #4,963/14,009 High May River High A- SC #36/196 Nat'l #1,527/17,239

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

C Composite livability gradescore 68/100

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 · 211,915 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: 10% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, fitness center, pool, playground and trails

Exterior

• Parking: Two-car garageDriveway parking
• Utilities: Public water
• Home design: Two-story homeNew construction, never occupiedBuilder model: DogwoodNorthwest-facingHas a view
• Construction: Vinyl sidingShingle/composition roof
• Exterior features: Rear porchCovered porchRain guttersCommunity poolCommunity trailsCommunity playgroundCommunity clubhouseCommunity fitness centerCommunity gas (amenity)

Interior

• Kitchen: DishwasherGas rangeMicrowaveOvenPantryTankless water heater
• Bedrooms: Primary bedroom on the main level
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Impact glass and insulated windowsCarbon monoxide detectorMain level primary suitePull-down attic stairsEntrance foyerLoftPantry
• Laundry & utility: Dedicated laundry roomUtility room

Price history

1 event — show timeline

• 2026-04-23 Listed $447,799 RSMLS