128 Plumgrass St · Bluffton, SC 29910

$309,000

3 bd · 3.0 ba · 1,540 sqft · Townhouse public records · 1 Days on market

Built 2018 2,178 sqft lot Est $320k · 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 +11.6/30.0
• ARV discount +9.1/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home. .. one of the nicest units in WELLSTONE! This beautiful unit is located in the "newer section" towards the back of development. Built towards the end of 2018, with only one owner, it is in IMMACULATE shape. This beautiful 3 bed, 2 bath town home features the open concept idea, with the kitchen bar overlooking the living room area! Make your way upstairs to find the very spacious master bedroom, along side, two spacious guest bedrooms! DT Bluffton = 5 mins away. .. Savannah = 30 mins away. .. Hilton Head Island = 15 mins away. .. .and Beaufort - 40 mins away! An absolutely stunning town home, with a very desirable location

Key facts

• Garage
• Community pool
• Built 2018

Property features AI

Finance

• HOA & community: Community pool; Playground

Exterior

• Parking: Garage (1 car)
• Utilities: Public water
• Home design: 2 stories; Fiber cement construction; Asphalt roof
• Construction: Fiber cement exterior; Asphalt roof
• Exterior features: Enclosed porch; Patio; Porch; Screened porch; Community pool; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Stove; Eat-in kitchen
• Bedrooms: Upper level primary
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Fireplace; Multiple closets; New paint; Pull-down attic stairs; Upper-level primary; Eat-in kitchen; Insulated windows; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $309k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (16.0% below list).
• Recommended offer: $260k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+4.1%/yr); 760 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); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 31% of the median local income ($99k/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 $9k 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.
• 3 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 $240k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $259,526 (16.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $320,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Ironwood Cir	0.16mi	3/2.5	1,540 (0%)	1mo	$310,000	$201	90
19 Ironwood Cir	0.13mi	3/2.5	1,528 (-1%)	3mo	$342,000	$224	88
208 Plumgrass Way	0.04mi	3/2.5	1,516 (-2%)	9mo	$315,900	$208	86
71 Plumgrass St	0.12mi	3/2.5	1,528 (-1%)	7mo	$315,000	$206	86
83 Plumgrass St	0.09mi	3/2.5	1,556 (+1%)	8mo	$345,000	$222	85
8 Buckhorn St	0.05mi	3/2.5	1,446 (-6%)	4mo	$293,000	$203	83
234 Plumgrass Way	0.13mi	3/2.5	1,581 (+3%)	7mo	$338,000	$214	82
39 Plumgrass St	0.23mi	3/2.5	1,528 (-1%)	6mo	$340,000	$223	80
22 Bluehaw Ct	0.26mi	3/2.5	1,592 (+3%)	3mo	$310,000	$195	78
29 Plumgrass St	0.24mi	3/2.5	1,528 (-1%)	13mo	$318,000	$208	74
93 Plumgrass St	0.08mi	3/2.5	1,426 (-7%)	11mo	$328,000	$230	73
16 Maidencane St	0.19mi	3/2.5	1,648 (+7%)	11mo	$290,000	$176	68

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-53,518
• Equity at exit: $46,073

10-year hold

• IRR: -7.5%
• Equity multiple: 0.51×
• Total profit: $-42,782
• Equity at exit: $26,717

Cash invested: $86,520 (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 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 760
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$400 /mo · $4,798/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-99

Break-even live

Break-even rent $2,720

Max offer price $291,550

Occupancy floor 99%

Sensitivity live

Price	-10% $76	-5% $-11	+0% $-99	+5% $-186	+10% $-274
Rent	-10% $-304	-5% $-201	+0% $-99	+5% $4	+10% $106
Rate	-1.0pp $57	-0.5pp $-20	base $-99	+0.5pp $-179	+1.0pp $-260

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Plumgrass Way Bluffton, SC	3.0	2.5	1529	$2,400	$1.57	44d	1	0.04mi
33 Plumgrass St Bluffton, SC	3.0	2.5	1617	$2,700	$1.67	44d	1	0.24mi
102 Haigler Blvd Bluffton, SC	2.0–3.0	2.0	1106	$2,166	$1.96	14d	6	0.35mi
8 5th Ave Bluffton, SC	3.0	2.5	1860	$2,900	$1.56	14d	1	1.15mi
65 Blue Point Blvd Bluffton, SC	3.0	2.5	1600	$3,085	$1.93	21d	30	1.23mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,531	$2.39	14d	31	1.24mi
6 Spruce Dr Bluffton, SC	3.0	2.0	1139	$2,600	$2.28	21d	1	1.28mi
326 Mill Pond Rd Bluffton, SC	3.0	2.5	1500	$2,450	$1.63	21d	1	1.43mi

Listing history 9 events

1. 2026-05-10
   status Pending
2. 2026-05-10
   listed $309,000 Active
3. 2021-05-11
   soldstatus $240,000
4. 2021-04-28
   soldstatus $240,000 653-char remark

   Show marketing remark (653 chars)

   Welcome Home. .. one of the nicest units in WELLSTONE! This beautiful unit is located in the "newer section" towards the back of development. Built towards the end of 2018, with only one owner, it is in IMMACULATE shape. This beautiful 3 bed, 2 bath town home features the open concept idea, with the kitchen bar overlooking the living room area! Make your way upstairs to find the very spacious master bedroom, along side, two spacious guest bedrooms! DT Bluffton = 5 mins away. .. Savannah = 30 mins away. .. Hilton Head Island = 15 mins away. .. .and Beaufort - 40 mins away! An absolutely stunning town home, with a very desirable location

5. 2021-03-08
   listed $239,500 653-char remark

   Show marketing remark (653 chars)

   Welcome Home. .. one of the nicest units in WELLSTONE! This beautiful unit is located in the "newer section" towards the back of development. Built towards the end of 2018, with only one owner, it is in IMMACULATE shape. This beautiful 3 bed, 2 bath town home features the open concept idea, with the kitchen bar overlooking the living room area! Make your way upstairs to find the very spacious master bedroom, along side, two spacious guest bedrooms! DT Bluffton = 5 mins away. .. Savannah = 30 mins away. .. Hilton Head Island = 15 mins away. .. .and Beaufort - 40 mins away! An absolutely stunning town home, with a very desirable location

6. 2018-12-19
   soldstatus $217,920 296-char remark

   Show marketing remark (296 chars)

   Brand new construction Camilia floorplan from Village Park Homes. This home comes with a screened porch and a wooded view, lovely upgraded cabinets and quartz counters in the open kitchen. Too many design upgrades to mention, including lighting, bath fixtures and LVT flooring on the lower level.

7. 2018-09-05
   soldstatus $698,700
8. 2018-07-22
   listed $217,920 296-char remark

   Show marketing remark (296 chars)

   Brand new construction Camilia floorplan from Village Park Homes. This home comes with a screened porch and a wooded view, lovely upgraded cabinets and quartz counters in the open kitchen. Too many design upgrades to mention, including lighting, bath fixtures and LVT flooring on the lower level.

9. 2017-11-13
   soldstatus $2,175,000

ⓘ 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: $4,798 · $400/mo
• Projected year-2 tax: $4,798 · $400/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,143
• − Mortgage interest: −$17,309
• − Property taxes: −$4,798
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − Depreciation: −$8,989
• Taxable loss: −$6,481
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $370/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): 53,019
• Household income: $98,912
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 1146.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -72.80%
• Current HPI: 245.8086
• Rent YoY: ▲ 4.06%
• 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

-85.8% since first listed

9 events — show timeline

• 2026-05-10 Pending — RSMLS
• 2026-05-10 Listed $309,000 RSMLS
• 2021-05-11 Sold (Public Records) $240,000 Public Records
• 2021-04-28 Sold (MLS) $240,000 RSMLS
• 2021-03-08 Listed $239,500 RSMLS
• 2018-12-19 Sold (MLS) $217,920 RSMLS
• 2018-09-05 Sold (Public Records) $698,700 Public Records
• 2018-07-22 Listed $217,920 RSMLS
• 2017-11-13 Sold (Public Records) $2,175,000 Public Records

Property tax history

+28.1%/yr

Latest (2025): $4,798 · +1.5% YoY. Source: county tax records.