17 Coronado Ct · Bluffton, SC 29909

$300,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 166 Days on market

Built 2006 4,791 sqft lot $268/sqft · 18% below area Est $366k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Rent growth +4.8/5.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your іmagіnatіοn and stylе tο capitalize on a greаt hοme in a great location with a ton of potential. Best value opportunity in Sun City! This home has a clean stucco exterior and endless potential inside. Bring your vision and transform this property into a customized Lowcountry home. Priced to reflect its current condition, this home presents a rare chance to renovate and build equity in one of the area's most sought-after 55+ communities. Whether you're an investor or a buyer ready to create your ideal space, the upside here is undeniable. Enjoy world-class amenities including golf, pools, fitness centers, and an active social lifestyle-all just minutes from shopping, dining, and everyday conveniences.

Key facts

• Azalea model
• Fresh carpeting
• Cul-de-sac

Tags

• AZALEA MODEL
• QUIET LOT
• CUL-DE-SAC
• BRIGHT EAT-IN KITCHEN
• FRESH CARPETING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $50 ($597/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 $255k (15.1% below list).
• Recommended offer: $255k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+9.3%/yr); 650 active listings in the ZIP; 2 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 33% 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 $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

• It's been on market 166 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,808 (15.1% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $366,413
• List price: $300,000
• Delta: -18.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Twinkling Ct	0.27mi	2/2.0	1,140 (+2%)	7mo	$315,000	$276	79
27 Orion Pl	0.32mi	2/2.0	1,240 (+11%)	2mo	$350,000	$282	66
23 Callisto Rd	0.29mi	2/2.0	1,260 (+12%)	3mo	$300,000	$238	64
9 Beaufort River Rd	0.06mi	2/2.0	1,258 (+12%)	21mo	$343,000	$273	59
21 Callisto Rd	0.28mi	2/2.0	1,240 (+11%)	13mo	$313,000	$252	58
4 Moonglow Ct	0.23mi	2/2.0	1,240 (+11%)	18mo	$310,500	$250	57
47 Wild Strawberry Ln	0.23mi	2/2.0	1,278 (+14%)	24mo	$350,000	$274	46
14 Pineapple Dr	0.60mi	2/2.0	1,258 (+12%)	19mo	$355,000	$282	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: -10.0%
• Equity multiple: 0.62×
• Total profit: $-32,008
• Equity at exit: $44,731

10-year hold

• IRR: 5.0%
• Equity multiple: 1.44×
• Total profit: $37,378
• Equity at exit: $25,939

Cash invested: $84,000 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 650
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,548 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $50

Break-even live

Break-even rent $2,485

Max offer price $300,000

Occupancy floor 93%

Sensitivity live

Price	-10% $220	-5% $135	+0% $50	+5% $-35	+10% $-120
Rent	-10% $-152	-5% $-51	+0% $50	+5% $150	+10% $251
Rate	-1.0pp $201	-0.5pp $126	base $50	+0.5pp $-28	+1.0pp $-107

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	44d	1	0.15mi
314 Gibbet Rd Bluffton, SC	1.0–3.0	1.0–2.0	1015	$2,554	$2.52	14d	21	0.87mi

Listing history 19 events

1. 2026-06-18
   days on market $300,000 Active 166 DOM
2. 2026-06-17
   days on market $300,000 Active 165 DOM
3. 2026-06-16
   days on market $300,000 Active 164 DOM
4. 2026-06-15
   days on market $300,000 Active 163 DOM
5. 2026-06-14
   days on market $300,000 Active 161 DOM
6. 2026-06-13
   days on market $300,000 Active 160 DOM
7. 2026-06-10
   days on market $300,000 Active 158 DOM
8. 2026-06-09
   days on market $300,000 Active 157 DOM
9. 2026-06-08
   days on market $300,000 Active 156 DOM
10. 2026-06-07
    days on market $300,000 Active 155 DOM
11. 2026-06-05
    days on market $300,000 Active 152 DOM
12. 2026-06-03
    days on market $300,000 Active 151 DOM
13. 2026-06-02
    days on market $300,000 Active 150 DOM
14. 2026-06-01
    days on market $300,000 Active 149 DOM
15. 2026-05-31
    days on market $300,000 Active 148 DOM
16. 2026-05-01
    status Active 744-char remark

    Show marketing remark (744 chars)

    Bring your іmagіnatіοn and stylе tο capitalize on a greаt hοme in a great location with a ton of potential. Best value opportunity in Sun City! This home has a clean stucco exterior and endless potential inside. Bring your vision and transform this property into a customized Lowcountry home. Priced to reflect its current condition, this home presents a rare chance to renovate and build equity in one of the area's most sought-after 55+ communities. Whether you're an investor or a buyer ready to create your ideal space, the upside here is undeniable. Enjoy world-class amenities including golf, pools, fitness centers, and an active social lifestyle-all just minutes from shopping, dining, and everyday conveniences.

17. 2026-04-13
    price $300,000 744-char remark

    Show marketing remark (744 chars)

    Bring your іmagіnatіοn and stylе tο capitalize on a greаt hοme in a great location with a ton of potential. Best value opportunity in Sun City! This home has a clean stucco exterior and endless potential inside. Bring your vision and transform this property into a customized Lowcountry home. Priced to reflect its current condition, this home presents a rare chance to renovate and build equity in one of the area's most sought-after 55+ communities. Whether you're an investor or a buyer ready to create your ideal space, the upside here is undeniable. Enjoy world-class amenities including golf, pools, fitness centers, and an active social lifestyle-all just minutes from shopping, dining, and everyday conveniences.

18. 2026-01-02
    listed $310,000 Active 744-char remark

    Show marketing remark (744 chars)

    Bring your іmagіnatіοn and stylе tο capitalize on a greаt hοme in a great location with a ton of potential. Best value opportunity in Sun City! This home has a clean stucco exterior and endless potential inside. Bring your vision and transform this property into a customized Lowcountry home. Priced to reflect its current condition, this home presents a rare chance to renovate and build equity in one of the area's most sought-after 55+ communities. Whether you're an investor or a buyer ready to create your ideal space, the upside here is undeniable. Enjoy world-class amenities including golf, pools, fitness centers, and an active social lifestyle-all just minutes from shopping, dining, and everyday conveniences.

19. 2007-12-19
    listed $198,900

ⓘ 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: $3,180 · $265/mo
• Projected year-2 tax: $3,180 · $265/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,577
• − Mortgage interest: −$16,805
• − Property taxes: −$3,180
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − Depreciation: −$8,727
• Taxable loss: −$4,527
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $1,683/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

• County: Beaufort County · 163,770 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: 268.0

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 (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

+50.8% since first listed

4 events — show timeline

• 2026-05-01 Relisted — RSMLS
• 2026-04-13 Price Changed $300,000 RSMLS
• 2026-01-02 Listed $310,000 RSMLS
• 2007-12-19 Listed $198,900 RSMLS

Property tax history

+3.9%/yr

Latest (2025): $3,180 · +1.7% YoY. Source: county tax records.