74 Slater St · Bluffton, SC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +15.6/30.0
- ARV discount +9.3/15.0
- Schools +5.9/10.0
- DSCR +4.8/10.0
- Rent growth +4.8/5.0
- Condition / age +4.8/5.0
- 1% rule +3.4/10.0
- Livability +3.4/5.0
- Appreciation +0.0/10.0
$353,900
74 Slater St · Bluffton, SC 29909
3 bd · 2.5 ba · 1,609 sqft · Townhouse
public records
· 125 Days on market
Built 2022
2,178 sqft lot
Garage
$220/sqft
· at area comps
Est $368k · at est.
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $354k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $149 ($2k/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 $298k (15.7% below list).
- Recommended offer: $298k (15.7% below list) — sets the bar for 1% rule.
- Cap rate 6.8% vs local median 3.1% 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); 914 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 39% 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 $11k 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 125 days — a 12% lower offer ($311k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 4y 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.
Recommended offer
$298,342
(15.7% below list)
Questions for the listing agent
- It's been on market 125 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 6.80%
- Cash-on-cash
- 1.80%
- DSCR
- 1.08
- GRM
- 9.9
CMA / ARV
- ARV (median comp)
- $368,228
- List price
- $353,900
- Delta
- -3.89%
- 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 |
|---|---|---|---|---|---|---|---|
| 2090 Blakers Blvd | 0.03mi | 3/2.5 | 1,600 (-1%) | 17mo | $335,500 | $210 | 83 |
| 120 Slater St | 0.11mi | 3/2.5 | 1,798 (+12%) | 6mo | $309,000 | $172 | 71 |
| 222 Station Mill Blvd | 0.15mi | 3/2.5 | 1,412 (-12%) | 5mo | $281,950 | $200 | 69 |
| 223 Dillard Mill Dr | 0.06mi | 3/2.5 | 1,412 (-12%) | 12mo | $289,000 | $205 | 67 |
| 128 Slater St | 0.12mi | 3/2.5 | 1,726 (+7%) | 18mo | $350,000 | $203 | 67 |
| 215 Dillard Mill Dr | 0.06mi | 3/2.5 | 1,798 (+12%) | 18mo | $235,000 | $131 | 63 |
| 204 Wooden Wheel Ln | 0.20mi | 3/3.0 | 1,806 (+12%) | 8mo | $408,000 | $226 | 61 |
| 254 Wooden Wheel Ln | 0.36mi | 3/3.0 | 1,806 (+12%) | 0mo | $408,000 | $226 | 61 |
| 259 Wooden Wheel Ln | 0.35mi | 3/3.0 | 1,806 (+12%) | 5mo | $389,500 | $216 | 57 |
| 322 Corn Mill Way | 0.30mi | 3/3.0 | 1,806 (+12%) | 10mo | $340,000 | $188 | 55 |
| 227 Wooden Wheel Ln | 0.28mi | 3/3.0 | 1,806 (+12%) | 14mo | $375,000 | $208 | 53 |
| 205 Wooden Wheel Ln | 0.23mi | 3/3.0 | 1,806 (+12%) | 20mo | $395,000 | $219 | 51 |
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
- -8.5%
- Equity multiple
- 0.68×
- Total profit
- $-32,205
- Equity at exit
- $52,768
10-year hold
- IRR
- 6.2%
- Equity multiple
- 1.56×
- Total profit
- $55,510
- Equity at exit
- $30,599
Cash invested: $99,092 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 4 active · 5 under contract
- Months of supply
- 4.0 mo (25%/mo absorbed)
- Median asking
- $322,000 ($203/sqft)
- Median days on market
- 45 d
- This list price
- 75% of active listings are priced below it
- ARV vs active asking
- +13.0% 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
- 914
- Price-to-rent
- 9.9×
Monthly cashflow live
↻
- Estimated rent
- $2,983 high interval (Pro) →
- Mortgage (P&I)
- −$1,856
- Tax from tax record
- −$205 /mo · $2,457/yr
- Insurance
- −$147
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$627
- Net cashflow
- $149
Break-even live
Break-even rent
$2,795
Max offer price
$353,900
Occupancy floor
90%
Sensitivity live
| Price | -10% $349 | -5% $249 | +0% $149 | +5% $49 | +10% $-52 |
|---|---|---|---|---|---|
| Rent | -10% $-87 | -5% $31 | +0% $149 | +5% $267 | +10% $384 |
| Rate | -1.0pp $327 | -0.5pp $239 | base $149 | +0.5pp $57 | +1.0pp $-36 |
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
- $88,475
- Closing costs
- $10,617
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 8 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 68 Slater St Okatie, SC | 3.0 | 2.5 | 1600 | $2,700 | $1.69 | 139d | 1 | 0.03mi |
| 2076 Blakers Blvd Bluffton, SC | 4.0 | 3.5 | 2002 | $3,000 | $1.50 | 4d | 1 | 0.06mi |
| 213 Station Mill Blvd Bluffton, SC | 3.0 | 2.5 | 1412 | $2,595 | $1.84 | 6d | 1 | 0.11mi |
| 314 Gibbet Rd Bluffton, SC | 1.0–3.0 | 1.0–2.0 | 1015 | $3,032 | $2.99 | 6d | 19 | 0.24mi |
| 145 Pickett Creek Ln Okatie, SC | 4.0 | 2.0 | 2200 | $2,750 | $1.25 | 6d | 1 | 0.43mi |
| 12 Isle of Palms E Bluffton, SC | 3.0 | 2.0 | 1820 | $2,750 | $1.51 | 2d | 1 | 0.53mi |
| 28 Darby Creek Ct Bluffton, SC | 2.0 | 2.0 | 1488 | $2,350 | $1.58 | 139d | 1 | 0.92mi |
| 17 Thomas Bee Dr Bluffton, SC | 3.0 | 2.0 | 1848 | $3,000 | $1.62 | 109d | 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
-
2026-09-24days on market $353,900 Active 125 DOM
-
2026-09-24days on market $353,900 Active 124 DOM
-
2026-09-22days on market $353,900 Active 123 DOM
-
2026-09-21days on market $353,900 Active 122 DOM
-
2026-09-20days on market $353,900 Active 121 DOM
-
2026-09-19days on market $353,900 Active 120 DOM
-
2026-09-18days on market $353,900 Active 119 DOM
-
2026-09-17days on market $353,900 Active 118 DOM
-
2026-09-16days on market $353,900 Active 117 DOM
-
2026-09-15days on market $353,900 Active 116 DOM
-
2026-09-14days on market $353,900 Active 115 DOM
-
2026-09-13days on market $353,900 Active 114 DOM
-
2026-09-12days on market $353,900 Active 113 DOM
-
2026-09-11days on market $353,900 Active 112 DOM
-
2026-09-05days on market $353,900 Active 106 DOM
-
2026-09-04days on market $353,900 Active 105 DOM
-
2026-09-03days on market $353,900 Active 104 DOM
-
2026-08-31days on market $353,900 Active 101 DOM
-
2026-08-30days on market $353,900 Active 100 DOM
-
2026-08-29days on market $353,900 Active 99 DOM
-
2026-08-28days on market $353,900 Active 98 DOM
-
2026-08-27days on market $353,900 Active 97 DOM
-
2026-08-26days on market $353,900 Active 96 DOM
-
2026-08-25days on market $353,900 Active 95 DOM
-
2026-08-24days on market $353,900 Active 94 DOM
-
2026-08-23days on market $353,900 Active 93 DOM
-
2026-08-22days on market $353,900 Active 92 DOM
-
2026-08-21days on market $353,900 Active 91 DOM
-
2026-08-20days on market $353,900 Active 90 DOM
-
2026-08-19days on market $353,900 Active 89 DOM
-
2026-08-18days on market $353,900 Active 88 DOM
-
2026-08-17days on market $353,900 Active 87 DOM
-
2026-08-16days on market $353,900 Active 86 DOM
-
2026-08-15days on market $353,900 Active 85 DOM
-
2026-08-14days on market $353,900 Active 84 DOM
-
2026-08-13days on market $353,900 Active 83 DOM
-
2026-08-12days on market $353,900 Active 82 DOM
-
2026-08-11days on market $353,900 Active 81 DOM
-
2026-08-10days on market $353,900 Active 80 DOM
-
2026-08-09days on market $353,900 Active 79 DOM
-
2026-08-08days on market $353,900 Active 78 DOM
-
2026-08-07days on market $353,900 Active 77 DOM
-
2026-08-06days on market $353,900 Active 76 DOM
-
2026-08-05days on market $353,900 Active 75 DOM
-
2026-08-04days on market $353,900 Active 74 DOM
-
2026-08-03days on market $353,900 Active 73 DOM
-
2026-07-31days on market $353,900 Active 70 DOM
-
2026-07-30days on market $353,900 Active 69 DOM
-
2026-07-29days on market $353,900 Active 68 DOM
-
2026-07-27days on market $353,900 Active 66 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.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $35,801
- − Mortgage interest
- −$19,824
- − Property taxes
- −$2,457
- − Insurance
- −$1,770
- − Repairs & maintenance
- −$2,864
- − Management
- −$2,864
- − Depreciation
- −$10,295
- Taxable loss
- −$4,273
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,026
- After-tax cash flow
- $2,811/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
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
- Severe rent burden
- 10% of renters
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
+1.3% since first listed7 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%/yrLatest (2025): $2,457 · -60.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…