1 Coburn Ln · Bluffton, SC 29909

$298,000

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 60 Days on market

Built 1997 8,276 sqft lot $233/sqft · 24% below area Est $390k · 24% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Barton/Saratoga is nestled under a street lined with live oaks. model is move in ready. home features 2 bedrooms and 2 bathrooms. newer appliances and newly painted inside and out. home is finished in Hardiplank siding and architectural shingles.

Key facts

• Corner homesite
• Hardieplank siding
• Lvp flooring

Tags

• DEL WEBB BARTON SARATOGA MODEL
• CUL-DE-SAC
• CORNER HOMESITE
• LVP FLOORING
• HARDIEPLANK SIDING
• FRESHLY PAINTED INTERIOR

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, fitness center, trails, pool, tennis courts, pickleball, bocce court, dog park, restaurant, and guard; Senior community

Exterior

• Parking: 2-car garage; Garage
• Utilities: Public water
• Home design: Single-story; Composite siding; Asphalt roof
• Construction: Composite siding construction
• Exterior features: Sprinkler/irrigation; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Main level primary; Unfurnished
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/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 $259k (13.1% below list).
• Recommended offer: $259k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% 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 62% at this address vs 46% district-wide (+15 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); 657 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $83k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $27k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $173k; list at $298k implies a 72% 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,966 (13.1% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $390,386
• List price: $298,000
• Delta: -23.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Devant Dr E	0.13mi	2/2.0	1,362 (+6%)	6mo	$340,000	$250	78
129 Honesty Ln	0.20mi	2/2.0	1,356 (+6%)	3mo	$350,000	$258	78
23 Devant Dr E	0.15mi	2/2.0	1,162 (-9%)	4mo	$312,900	$269	74
10 Pelot Ct	0.36mi	2/2.0	1,389 (+8%)	4mo	$315,000	$227	66
22 Mongin Way	0.25mi	2/2.0	1,162 (-9%)	9mo	$302,000	$260	65
23 Mongin Way	0.26mi	2/2.0	1,183 (-8%)	13mo	$320,500	$271	65
37 Devant Dr E	0.15mi	2/2.0	1,445 (+13%)	10mo	$370,000	$256	63
110 Honesty Ln	0.21mi	2/2.0	1,470 (+15%)	3mo	$399,000	$271	63
37 Honesty Ln	0.47mi	2/2.0	1,406 (+10%)	2mo	$380,000	$270	60
3 Clover Dr	0.30mi	2/2.0	1,100 (-14%)	6mo	$350,000	$318	58
23 Coe Ct	0.48mi	2/2.0	1,380 (+8%)	11mo	$275,000	$199	56
8 Doharty Ln	0.68mi	2/2.0	1,376 (+8%)	8mo	$315,000	$229	49

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-16,981
• Equity at exit: $44,433

10-year hold

• IRR: 9.1%
• Equity multiple: 1.84×
• Total profit: $69,803
• Equity at exit: $25,766

Cash invested: $83,440 (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: 657
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $279

Break-even live

Break-even rent $2,237

Max offer price $298,000

Occupancy floor 84%

Sensitivity live

Price	-10% $448	-5% $363	+0% $279	+5% $195	+10% $110
Rent	-10% $74	-5% $177	+0% $279	+5% $381	+10% $483
Rate	-1.0pp $429	-0.5pp $355	base $279	+0.5pp $202	+1.0pp $123

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Thomas Bee Dr Bluffton, SC	3.0	2.0	1848	$3,000	$1.62	15d	1	0.80mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	45d	1	0.89mi
28 Darby Creek Ct Bluffton, SC	2.0	2.0	1488	$2,350	$1.58	45d	1	1.01mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	23d	1	1.11mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.11mi
11 Parklands Dr Bluffton, SC	1.0–3.0	1.0–2.0	1088	$2,260	$2.08	15d	33	1.29mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.29mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	1.34mi

Listing history 25 events

1. 2026-06-21
   days on market $298,000 Active 60 DOM
2. 2026-06-18
   days on market $298,000 Active 57 DOM
3. 2026-06-17
   days on market $298,000 Active 56 DOM
4. 2026-06-16
   days on market $298,000 Active 55 DOM
5. 2026-06-15
   days on market $298,000 Active 54 DOM
6. 2026-06-14
   days on market $298,000 Active 52 DOM
7. 2026-06-13
   pricedays on market $298,000 Active 51 DOM
8. 2026-06-10
   days on market $310,000 Active 49 DOM
9. 2026-06-09
   days on market $310,000 Active 48 DOM
10. 2026-06-08
    days on market $310,000 Active 47 DOM
11. 2026-06-07
    days on market $310,000 Active 46 DOM
12. 2026-06-05
    days on market $310,000 Active 43 DOM
13. 2026-06-03
    days on market $310,000 Active 42 DOM
14. 2026-06-02
    days on market $310,000 Active 41 DOM
15. 2026-06-01
    days on market $310,000 Active 40 DOM
16. 2026-05-31
    days on market $310,000 Active 39 DOM
17. 2026-04-22
    listed $325,000 Active 667-char remark
18. 2025-06-27
    price $350,000
19. 2025-04-26
    listed $365,000 Active
20. 2015-05-29
    soldstatus $173,000
21. 2015-05-15
    soldstatus $173,000

    Show marketing remark (247 chars)

    Barton/Saratoga is nestled under a street lined with live oaks. model is move in ready. home features 2 bedrooms and 2 bathrooms. newer appliances and newly painted inside and out. home is finished in Hardiplank siding and architectural shingles.

22. 2015-04-10
    listed $179,000

    Show marketing remark (247 chars)

    Barton/Saratoga is nestled under a street lined with live oaks. model is move in ready. home features 2 bedrooms and 2 bathrooms. newer appliances and newly painted inside and out. home is finished in Hardiplank siding and architectural shingles.

23. 2013-02-05
    soldstatus $100,000
24. 2012-10-24
    listed $107,900
25. 1998-01-16
    soldstatus $123,783

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,699 · $142/mo
• Expected delta: +$738/yr (+$62/mo · 76.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $31,076
• − Mortgage interest: −$16,693
• − Property taxes: −$960
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$8,669
• Taxable loss: −$1,708
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $3,757/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

+140.7% since first listed

11 events — show timeline

• 2026-06-11 Price Changed $298,000 RSMLS
• 2026-05-25 Price Changed $310,000 RSMLS
• 2026-04-22 Listed $325,000 RSMLS
• 2025-06-27 Price Changed $350,000 RSMLS
• 2025-04-26 Listed $365,000 RSMLS
• 2015-05-29 Sold (Public Records) $173,000 Public Records
• 2015-05-15 Sold (MLS) $173,000 RSMLS
• 2015-04-10 Listed $179,000 RSMLS
• 2013-02-05 Sold (MLS) $100,000 RSMLS
• 2012-10-24 Listed $107,900 RSMLS
• 1998-01-16 Sold (Public Records) $123,783 Public Records

Property tax history

-4.2%/yr

Latest (2025): $960 · -0.1% YoY. Source: county tax records.