59 Heartstone Cir · Bluffton, SC 29910

$355,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 103 Days on market

Built 2005 6,534 sqft lot $250/sqft · at area comps Est $365k · at est.

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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 +12.7/30.0
• ARV discount +8.8/15.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom home featuring a bright open-concept kitchen and dining area, perfect for entertaining and everyday living. The spacious primary bedroom includes a private ensuite bathroom, offering comfort and convenience. Step outside through the sliding glass doors to a relaxing screened-in patio, ideal for enjoying your morning coffee or evening gatherings while overlooking the fenced backyard. Additional highlights include a two-car garage and a functional layout designed for modern living. Residents of the community enjoy access to a neighborhood pool and playground, adding to the home's appeal for families and outdoor enthusiasts alike. Don't miss the opportunity to make this wonderful home yours!

Key facts

• Open-concept kitchen
• Screened-in patio
• Neighborhood pool

Tags

• OPEN-CONCEPT KITCHEN
• SCREENED-IN PATIO
• FENCED BACKYARD
• NEIGHBORHOOD POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-37 ($-448/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (24.9% below list).
• Recommended offer: $266k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: River Ridge Academy (math 50% / reading 56%, grade C, #138 of 597 statewide, top 24%, 1,120 students, 21% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL) — zoned schools average 29% FRL vs 48% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 46% district-wide (+18 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; 6 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).
• This rent runs 32% 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 $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 103 days — a 9% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,468 (24.9% 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. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $365,462
• List price: $355,000
• Delta: -2.86%
• 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
19 Heartstone Cir	0.21mi	3/2.0	1,292 (-9%)	3mo	$290,000	$224	73
474 Live Oak Walk	0.55mi	3/2.5	1,458 (+3%)	3mo	$345,000	$237	65
229 Stoney Xing	0.67mi	3/2.0	1,458 (+3%)	3mo	$349,000	$239	62
115 Heartstone Cir	0.21mi	4/2.0 (+1)	1,600 (+13%)	4mo	$375,000	$234	61
4 Grande Oaks Dr	0.29mi	3/2.0	1,601 (+13%)	7mo	$530,000	$331	60
112 Stoney Xing	0.54mi	3/2.0	1,525 (+7%)	5mo	$365,000	$239	58
117 Stoney Xing	0.57mi	3/2.0	1,334 (-6%)	6mo	$315,000	$236	58
56 W Morningside Dr	0.60mi	3/2.0	1,316 (-7%)	5mo	$320,000	$243	55
52 Fording Ct	0.41mi	2/2.0 (-1)	1,593 (+12%)	3mo	$585,000	$367	53
7 W Morningside Dr	0.67mi	4/2.0 (+1)	1,511 (+6%)	3mo	$330,000	$218	51
4 W Morningside Dr	0.70mi	3/2.0	1,292 (-9%)	4mo	$325,000	$252	49
5 W Morningside Dr	0.67mi	3/2.0	1,250 (-12%)	2mo	$355,000	$284	47

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-57,183
• Equity at exit: $52,932

10-year hold

• IRR: -6.2%
• Equity multiple: 0.58×
• Total profit: $-41,428
• Equity at exit: $30,694

Cash invested: $99,400 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,665 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-37

Break-even live

Break-even rent $2,712

Max offer price $348,402

Occupancy floor 96%

Sensitivity live

Price	-10% $164	-5% $63	+0% $-37	+5% $-138	+10% $-238
Rent	-10% $-248	-5% $-143	+0% $-37	+5% $68	+10% $173
Rate	-1.0pp $141	-0.5pp $53	base $-37	+0.5pp $-129	+1.0pp $-223

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Live Oak Walk Bluffton, SC	4.0	2.5	1613	$2,500	$1.55	45d	1	0.58mi
103 Inspiration Ave Bluffton, SC	2.0	1.0–2.0	811	$2,129	$2.62	15d	3	0.62mi
11 Parklands Dr Bluffton, SC	1.0–3.0	1.0–2.0	1088	$2,628	$2.41	15d	33	0.68mi
242 West Sq Bluffton, SC	3.0	2.5	1275	$2,150	$1.69	22d	1	1.13mi
5 Warrington Pl Bluffton, SC	2.0	2.0	1600	$3,500	$2.19	45d	1	1.14mi
314 Bleecker St S Bluffton, SC	3.0	2.5	1742	$2,900	$1.66	45d	1	1.42mi

Listing history 33 events

1. 2026-06-21
   days on market $355,000 Active 103 DOM
2. 2026-06-18
   days on market $355,000 Active 100 DOM
3. 2026-06-17
   days on market $355,000 Active 99 DOM
4. 2026-06-16
   days on market $355,000 Active 98 DOM
5. 2026-06-15
   days on market $355,000 Active 97 DOM
6. 2026-06-14
   days on market $355,000 Active 95 DOM
7. 2026-06-13
   days on market $355,000 Active 94 DOM
8. 2026-06-10
   days on market $355,000 Active 92 DOM
9. 2026-06-09
   days on market $355,000 Active 91 DOM
10. 2026-06-08
    days on market $355,000 Active 90 DOM
11. 2026-06-07
    days on market $355,000 Active 89 DOM
12. 2026-06-05
    days on market $355,000 Active 86 DOM
13. 2026-06-03
    days on market $355,000 Active 85 DOM
14. 2026-06-02
    days on market $355,000 Active 84 DOM
15. 2026-06-01
    days on market $355,000 Active 83 DOM
16. 2026-05-31
    days on market $355,000 Active 82 DOM
17. 2026-05-18
    price $355,000 753-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home featuring a bright open-concept kitchen and dining area, perfect for entertaining and everyday living. The spacious primary bedroom includes a private ensuite bathroom, offering comfort and convenience.Step outside through the sliding glass doors to a relaxing screened-in patio, ideal for enjoying your morning coffee or evening gatherings while overlooking the fenced backyard.Additional highlights include a two-car garage and a functional layout designed for modern living. Residents of the community enjoy access to a neighborhood pool and playground, adding to the home's appeal for families and outdoor enthusiasts alike.Don't miss the opportunity to make this wonderful home yours!

18. 2026-05-18
    price $355,000 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home featuring a bright open-concept kitchen and dining area, perfect for entertaining and everyday living. The spacious primary bedroom includes a private ensuite bathroom, offering comfort and convenience.Step outside through the sliding glass doors to a relaxing screened-in patio, ideal for enjoying your morning coffee or evening gatherings while overlooking the fenced backyard.Additional highlights include a two-car garage and a functional layout designed for modern living. Residents of the community enjoy access to a neighborhood pool and playground, adding to the home's appeal for families and outdoor enthusiasts alike.Don't miss the opportunity to make this wonderful home yours!

19. 2026-03-09
    listed $360,000 Active 753-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home featuring a bright open-concept kitchen and dining area, perfect for entertaining and everyday living. The spacious primary bedroom includes a private ensuite bathroom, offering comfort and convenience.Step outside through the sliding glass doors to a relaxing screened-in patio, ideal for enjoying your morning coffee or evening gatherings while overlooking the fenced backyard.Additional highlights include a two-car garage and a functional layout designed for modern living. Residents of the community enjoy access to a neighborhood pool and playground, adding to the home's appeal for families and outdoor enthusiasts alike.Don't miss the opportunity to make this wonderful home yours!

20. 2026-03-09
    listed $360,000 Active 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home featuring a bright open-concept kitchen and dining area, perfect for entertaining and everyday living. The spacious primary bedroom includes a private ensuite bathroom, offering comfort and convenience.Step outside through the sliding glass doors to a relaxing screened-in patio, ideal for enjoying your morning coffee or evening gatherings while overlooking the fenced backyard.Additional highlights include a two-car garage and a functional layout designed for modern living. Residents of the community enjoy access to a neighborhood pool and playground, adding to the home's appeal for families and outdoor enthusiasts alike.Don't miss the opportunity to make this wonderful home yours!

21. 2022-10-19
    soldstatus $320,000 Closed
22. 2022-09-18
    status Pending
23. 2022-09-12
    price $342,000
24. 2022-08-30
    price $347,000
25. 2022-08-20
    price $350,000
26. 2022-08-10
    listed $360,000 Active
27. 2017-10-27
    soldstatus $107,500
28. 2017-09-29
    soldstatus $215,000
29. 2017-05-29
    listed $214,900
30. 2014-08-04
    soldstatus $165,900
31. 2013-10-25
    listed $169,900
32. 2010-10-19
    listed $133,900
33. 2009-05-03
    listed $169,000

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$429/yr (+$36/mo · 26.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,976
• − Mortgage interest: −$19,886
• − Property taxes: −$1,594
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$10,327
• Taxable loss: −$6,722
• Est. tax savings @ 24.0%: +$1,613
• After-tax cash flow: $1,165/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): 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

+110.1% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $355,000 LRMLS
• 2026-05-18 Price Changed $355,000 Charleston Trident MLS
• 2026-03-09 Listed $360,000 Charleston Trident MLS
• 2026-03-09 Listed $360,000 LRMLS
• 2022-10-19 Sold (MLS) $320,000 RSMLS
• 2022-09-18 Pending — RSMLS
• 2022-09-12 Price Changed $342,000 RSMLS
• 2022-08-30 Price Changed $347,000 RSMLS
• 2022-08-20 Price Changed $350,000 RSMLS
• 2022-08-10 Listed $360,000 RSMLS
• 2017-10-27 Sold (Public Records) $107,500 Public Records
• 2017-09-29 Sold (MLS) $215,000 RSMLS
• 2017-05-29 Listed $214,900 RSMLS
• 2014-08-04 Sold (MLS) $165,900 RSMLS
• 2013-10-25 Listed $169,900 RSMLS
• 2010-10-19 Listed $133,900 RSMLS
• 2009-05-03 Listed $169,000 RSMLS

Property tax history

+10.6%/yr

Latest (2025): $1,594 · -0.1% YoY. Source: county tax records.