74 Slater St · Bluffton, SC 29909

$346,900

3 bd · 2.5 ba · 1,609 sqft · Townhouse public records · 170 Days on market

Built 2022 Excellent condition 2,178 sqft lot Garage $216/sqft · 6% below area Est $369k · 6% 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 +13.8/30.0
• ARV discount +10.2/15.0
• Schools +5.9/10.0
• Rent growth +4.8/5.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ralston at Cypress Ridge offers 1600 sq ft of comfortable living, featuring 3 bedrooms, 2.5 baths, plus a flexible flex room and a 1-car garage. This home is designed for low maintenance living, with lawn care and annual exterior power washing handled through the POA. The flexible living space provides a dedicated area for work, guest room, or a home office, while the open layout supports easy everyday living and entertaining. The community enhances everyday life with a robust set of amenities, including two pools, a lazy river, and a splash pad, an indoor pickleball court, and a 3-story fitness center. The clubhouse with a kitchen is ready for your next party or gathering, and residents can enjoy basketball and tennis courts, dog parks, and well-maintained walking trails. Conveniently situated near historic Savannah, the beaches of Hilton Head Island, and the scenic Beaufort, this location also places you less than a mile from the New Riverside Barn Park, offering additional recreational options.

Key facts

• Lazy river
• Fitness center
• Open layout

Tags

• OPEN LAYOUT
• TWO POOLS
• LAZY RIVER
• SPLASH PAD
• INDOOR PICKLEBALL COURT
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $347k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $33 ($398/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 $279k (19.7% below list).
• Recommended offer: $279k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 12 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 37% 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 170 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $278,695 (19.7% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $368,871
• List price: $346,900
• Delta: -5.96%
• 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
203 Dillard Mill Dr	0.07mi	3/2.5	1,714 (+6%)	0mo	$275,000	$160	86
2090 Blakers Blvd	0.03mi	3/2.5	1,600 (-1%)	18mo	$335,500	$210	82
120 Slater St	0.11mi	3/2.5	1,798 (+12%)	7mo	$309,000	$172	69
222 Station Mill Blvd	0.15mi	3/2.5	1,412 (-12%)	6mo	$281,950	$200	67
223 Dillard Mill Dr	0.06mi	3/2.5	1,412 (-12%)	13mo	$289,000	$205	66
128 Slater St	0.12mi	3/2.5	1,726 (+7%)	20mo	$350,000	$203	66
215 Dillard Mill Dr	0.06mi	3/2.5	1,798 (+12%)	19mo	$235,000	$131	61
204 Wooden Wheel Ln	0.20mi	3/3.0	1,806 (+12%)	10mo	$408,000	$226	60
254 Wooden Wheel Ln	0.36mi	3/3.0	1,806 (+12%)	2mo	$408,000	$226	60
259 Wooden Wheel Ln	0.35mi	3/3.0	1,806 (+12%)	6mo	$389,500	$216	56
322 Corn Mill Way	0.30mi	3/3.0	1,806 (+12%)	11mo	$340,000	$188	54
227 Wooden Wheel Ln	0.28mi	3/3.0	1,806 (+12%)	16mo	$375,000	$208	52

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-39,468
• Equity at exit: $51,724

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $34,990
• Equity at exit: $29,994

Cash invested: $97,132 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 7 under contract
• Months of supply: 2.4 mo (42%/mo absorbed)
• Median asking: $377,000 ($199/sqft)
• Median days on market: 65 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.3% above 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$1,819
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $33

Break-even live

Break-even rent $2,745

Max offer price $346,900

Occupancy floor 94%

Sensitivity live

Price	-10% $230	-5% $131	+0% $33	+5% $-65	+10% $-163
Rent	-10% $-187	-5% $-77	+0% $33	+5% $143	+10% $253
Rate	-1.0pp $208	-0.5pp $121	base $33	+0.5pp $-57	+1.0pp $-148

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: $86,725
• Closing costs: $10,407
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Slater St Okatie, SC	3.0	2.5	1600	$2,700	$1.69	184d	1	0.03mi
2076 Blakers Blvd Bluffton, SC	4.0	3.5	2002	$3,000	$1.50	10d	1	0.06mi
213 Station Mill Blvd Bluffton, SC	3.0	2.5	1412	$2,195	$1.55	2d	1	0.11mi
213 Station Mill Blvd Bluffton, SC	3.0	2.5	1412	$2,395	$1.70	21d	1	0.11mi
212 Station Mill Blvd Bluffton, SC	3.0	2.5	1726	$2,650	$1.54	1d	1	0.14mi
212 Station Mill Blvd Bluffton, SC	3.0	2.5	1726	$2,550	$1.48	10d	1	0.14mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$3,097	$3.05	8d	21	0.24mi
266 Wooden Wheel Ln Bluffton, SC	3.0	3.0	1806	$2,595	$1.44	10d	1	0.41mi
145 Pickett Creek Ln Okatie, SC	4.0	2.0	2200	$2,650	$1.20	10d	1	0.43mi
12 Isle of Palms E Bluffton, SC	3.0	2.0	1820	$2,632	$1.45	1d	1	0.53mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	184d	1	0.92mi
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	154d	1	1.22mi

Property features AI

Finance

• Other: Community pool
• HOA & community: Association maintains groundsCommunity amenities: pool, fitness center, playground, tennis courts, basketball court, pickleball, trails, dog park, garden area, barbecue/picnic area

Exterior

• Parking: DrivewayDetached garage (1 car)
• Security: Security systemSmoke detectors
• Utilities: Public water
• Home design: 2 storiesVinyl sidingAsphalt roof
• Construction: Vinyl siding constructionAsphalt roof
• Exterior features: Sprinkler/irrigationPaved drivewayFront porchRear porch

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorSelf-cleaning ovenPantryEat-in kitchen
• Bedrooms: Upper level primary
• Flooring: CarpetEngineered hardwoodTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air (electric)Tankless water heater
• Interior features: AtticCeiling fan(s)Multiple closetsPull-down attic stairsSmooth ceilingsSeparate showerSmart thermostatCable TVEntrance foyerEat-in kitchenPantryInsulated windowsScreens
• Laundry & utility: WasherDryerUtility room

Listing history 50 events

1. 2026-11-08
   days on market $346,900 Active 170 DOM
2. 2026-11-07
   days on market $346,900 Active 169 DOM
3. 2026-11-06
   days on market $346,900 Active 168 DOM
4. 2026-11-05
   days on market $346,900 Active 167 DOM
5. 2026-11-04
   days on market $346,900 Active 166 DOM
6. 2026-11-02
   days on market $346,900 Active 164 DOM
7. 2026-11-01
   days on market $346,900 Active 163 DOM
8. 2026-10-31
   days on market $346,900 Active 162 DOM
9. 2026-10-30
   days on market $346,900 Active 161 DOM
10. 2026-10-29
    days on market $346,900 Active 160 DOM
11. 2026-10-28
    days on market $346,900 Active 159 DOM
12. 2026-10-27
    pricedays on market $346,900 Active 158 DOM
13. 2026-10-26
    days on market $353,900 Active 157 DOM
14. 2026-10-25
    days on market $353,900 Active 156 DOM
15. 2026-10-24
    days on market $353,900 Active 155 DOM
16. 2026-10-23
    days on market $353,900 Active 154 DOM
17. 2026-10-22
    days on market $353,900 Active 153 DOM
18. 2026-10-21
    days on market $353,900 Active 152 DOM
19. 2026-10-20
    days on market $353,900 Active 151 DOM
20. 2026-10-19
    days on market $353,900 Active 150 DOM
21. 2026-10-18
    days on market $353,900 Active 149 DOM
22. 2026-10-17
    days on market $353,900 Active 148 DOM
23. 2026-10-16
    days on market $353,900 Active 147 DOM
24. 2026-10-15
    days on market $353,900 Active 146 DOM
25. 2026-10-14
    days on market $353,900 Active 145 DOM
26. 2026-10-13
    days on market $353,900 Active 144 DOM
27. 2026-10-12
    days on market $353,900 Active 143 DOM
28. 2026-10-11
    days on market $353,900 Active 142 DOM
29. 2026-10-10
    days on market $353,900 Active 141 DOM
30. 2026-10-09
    days on market $353,900 Active 140 DOM
31. 2026-10-08
    days on market $353,900 Active 139 DOM
32. 2026-10-07
    days on market $353,900 Active 138 DOM
33. 2026-10-06
    days on market $353,900 Active 137 DOM
34. 2026-10-05
    days on market $353,900 Active 136 DOM
35. 2026-10-04
    days on market $353,900 Active 135 DOM
36. 2026-10-02
    days on market $353,900 Active 133 DOM
37. 2026-10-01
    days on market $353,900 Active 132 DOM
38. 2026-09-30
    days on market $353,900 Active 131 DOM
39. 2026-09-29
    days on market $353,900 Active 130 DOM
40. 2026-09-28
    days on market $353,900 Active 129 DOM
41. 2026-09-27
    days on market $353,900 Active 128 DOM
42. 2026-09-26
    days on market $353,900 Active 127 DOM
43. 2026-09-25
    days on market $353,900 Active 126 DOM
44. 2026-09-24
    days on market $353,900 Active 125 DOM
45. 2026-09-24
    days on market $353,900 Active 124 DOM
46. 2026-09-22
    days on market $353,900 Active 123 DOM
47. 2026-09-21
    days on market $353,900 Active 122 DOM
48. 2026-09-20
    days on market $353,900 Active 121 DOM
49. 2026-09-19
    days on market $353,900 Active 120 DOM
50. 2026-09-18
    days on market $353,900 Active 119 DOM

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,443
• − Mortgage interest: −$19,432
• − Property taxes: −$2,457
• − Insurance: −$1,734
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$10,092
• Taxable loss: −$5,623
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $1,748/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 95/100 None rehab

This townhouse is in excellent condition with modern amenities and a well-maintained exterior. It's move-in ready and would benefit from a fresh coat of paint and some landscaping to enhance its curb appeal.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental appeal ↑
• Both Updating the flooring in the bathrooms — Modernizes the space and adds value ↑

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

• Other: Community pool
• HOA & community: Association maintains groundsCommunity amenities: pool, fitness center, playground, tennis courts, basketball court, pickleball, trails, dog park, garden area, barbecue/picnic area

Exterior

• Parking: DrivewayDetached garage (1 car)
• Security: Security systemSmoke detectors
• Utilities: Public water
• Home design: 2 storiesVinyl sidingAsphalt roof
• Construction: Vinyl siding constructionAsphalt roof
• Exterior features: Sprinkler/irrigationPaved drivewayFront porchRear porch

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorSelf-cleaning ovenPantryEat-in kitchen
• Bedrooms: Upper level primary
• Flooring: CarpetEngineered hardwoodTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air (electric)Tankless water heater
• Interior features: AtticCeiling fan(s)Multiple closetsPull-down attic stairsSmooth ceilingsSeparate showerSmart thermostatCable TVEntrance foyerEat-in kitchenPantryInsulated windowsScreens
• Laundry & utility: WasherDryerUtility room

Price history

+1.3% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $359,900 RSMLS
• 2026-06-05 Price Changed $359,900 LRMLS
• 2026-05-22 Listed $365,900 RSMLS
• 2026-05-22 Listed $365,900 LRMLS
• 2022-09-15 Sold (MLS) $355,290 RSMLS
• 2022-05-09 Delisted — RSMLS
• 2022-03-26 Listed $355,290 RSMLS

Property tax history

+64.9%/yr

Latest (2025): $2,457 · -60.2% YoY. Source: county tax records.