31 Beaumont Ct · Bluffton, SC 29910

$389,000

4 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 6 Days on market

Built 2007 6,534 sqft lot Est $389k · at est. ↓ 28% since listing

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST LISTED! Priced for fast sale, customized 4 BR/2 BA home is move in ready. Upgrades include granite counters & custom lighting. Hardwood floors throughout, tiled front entry, kitchen, laundry. Baths feature granite tile & vanity tops, under mount sinks. Smooth finish ceilings, full size Laundry, much more. Enjoy the lagoon view from the screen porch. Front includes a concrete drive into 2 car garage, 2yr old HVAC, custom alarm. New outdoor lighting. HHI exterminator holds termite bond. One story split floorplan & high end upgrades curated by current owner and now ready for your family!

Key facts

• Landscaped backyard
• Quiet cul-de-sac
• Screened porch

Tags

• QUIET CUL-DE-SAC
• OUTDOOR LIVING
• OPEN-CONCEPT FLOOR PLAN
• SCREENED PORCH
• LANDSCAPED BACKYARD
• COZY COVERED PORCH

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community amenities: clubhouse, fitness center, gas service, and pool

Exterior

• Parking: Attached/unfinished two-car garage
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-story residence; Faces southeast
• Construction: Masonry and vinyl siding construction; Asphalt roof
• Exterior features: Patio; Screened porch; Community pool; Smoke detectors

Interior

• Kitchen: Dishwasher; Pantry
• Flooring: Concrete; Ceramic tile; Engineered hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central electric air conditioning
• Interior features: Unfurnished; Ceiling fans; Main level primary bedroom; Multiple closets; Pull-down attic stairs; Smooth ceilings; Smart thermostat; Cable TV; Pantry; Ventilation for improved indoor air quality
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-48 ($-572/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (26.4% below list).
• Recommended offer: $286k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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 (+4.1%/yr); 760 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 35% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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 $230k; list at $389k implies a 69% 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; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,307 (26.4% 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. 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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $388,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Founders Walk	0.44mi	4/2.0	1,740 (+10%)	2mo	$423,950	$244	61
54 Kingswood Path	0.38mi	3/2.0 (-1)	1,733 (+9%)	1mo	$418,000	$241	60
252 Founders Walk	0.45mi	4/2.0	1,740 (+10%)	3mo	$405,000	$233	60
115 Founders Walk	0.44mi	3/2.0 (-1)	1,733 (+9%)	1mo	$423,995	$245	58
123 Founders Walk	0.63mi	3/2.0 (-1)	1,495 (-6%)	2mo	$401,250	$268	55
11 Provision Dr	0.64mi	3/2.0 (-1)	1,495 (-6%)	1mo	$405,985	$272	54
91 Anthem Dr	0.55mi	3/2.0 (-1)	1,733 (+9%)	1mo	$420,000	$242	53
154 Founders Walk	0.68mi	3/2.0 (-1)	1,495 (-6%)	2mo	$403,000	$270	52
206 Founders Walk	0.58mi	3/2.0 (-1)	1,733 (+9%)	2mo	$423,000	$244	51
19 Preamble Dr	0.58mi	3/2.0 (-1)	1,733 (+9%)	3mo	$424,700	$245	50
111 Old Mill Xing	0.75mi	3/2.0 (-1)	1,744 (+10%)	2mo	$420,000	$241	42
24 Stepping Stone Way	0.73mi	3/2.0 (-1)	1,744 (+10%)	3mo	$440,000	$252	42

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-63,174
• Equity at exit: $58,001

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-46,751
• Equity at exit: $33,634

Cash invested: $108,920 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,863 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-48

Break-even live

Break-even rent $2,923

Max offer price $380,581

Occupancy floor 97%

Sensitivity live

Price	-10% $173	-5% $62	+0% $-48	+5% $-158	+10% $-268
Rent	-10% $-274	-5% $-161	+0% $-48	+5% $65	+10% $179
Rate	-1.0pp $148	-0.5pp $51	base $-48	+0.5pp $-148	+1.0pp $-251

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$3,251	$1.72	15d	1	0.60mi

Listing history 7 events

1. 2026-06-13
   status $389,000 Pending 6 DOM
2. 2026-06-09
   status $389,000 Active Under Contract 6 DOM
3. 2026-06-08
   days on market $389,000 Active 6 DOM
4. 2026-06-07
   days on market $389,000 Active 5 DOM
5. 2026-06-05
   days on market $389,000 Active 2 DOM
6. 2026-06-03
   remarks 675-char remark
7. 2026-06-03
   listed $389,000 Active 1 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: $1,289 · $107/mo
• Projected year-2 tax: $2,217 · $185/mo
• Expected delta: +$928/yr (+$77/mo · 72.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $34,357
• − Mortgage interest: −$21,790
• − Property taxes: −$1,289
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − Depreciation: −$11,316
• Taxable loss: −$7,481
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $1,224/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

-28.0% since first listed

17 events — show timeline

• 2026-06-02 Listed $389,000 RSMLS
• 2025-12-04 Price Changed $239,500 Hive MLS
• 2017-03-07 Sold (Public Records) $230,000 Public Records
• 2017-03-01 Sold (MLS) $230,000 Hive MLS
• 2017-03-01 Sold (MLS) $230,000 RSMLS
• 2017-03-01 Sold (MLS) $230,000 LRMLS
• 2016-11-16 Listed $239,500 Hive MLS
• 2016-11-16 Listed $239,500 RSMLS
• 2016-11-16 Listed $239,500 LRMLS
• 2015-09-17 Listing Removed — Hive MLS
• 2015-03-17 Listed $274,900 Hive MLS
• 2013-06-21 Sold (Public Records) $185,000 Public Records
• 2013-06-14 Sold (MLS) $185,000 RSMLS
• 2013-06-14 Sold (MLS) $185,000 LRMLS
• 2013-02-11 Listed $189,900 RSMLS
• 2013-02-11 Listed $189,900 LRMLS
• 2006-12-05 Sold (Public Records) $540,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,289 · -0.1% YoY. Source: county tax records.