40 Founders Walk · Bluffton, SC 29909

$472,040

5 bd · 3.0 ba · 2,566 sqft · SingleFamily · 45 Days on market

Built 2026 Excellent condition 6,229 sqft lot $184/sqft · at area comps Est $454k · 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 +12.2/30.0
• ARV discount +5.7/15.0
• Condition / age +5.0/5.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

The Magnοliа floοrрlan by Smіth Fаmily Homes is under cοnѕtruction in Heritage at New Riverside with an estimated completion date of September 2026. This two-story 2,566 sq. ft. home features 5 bedrooms and 3 bathrooms with a 2-car garage. This plan features a flex/den room option off the main foyer. The open concept great room, dining, and kitchen features stainless-steel appliances (microwave, dishwasher, oven) and a walk-in pantry. A secondary bedroom and full bathroom can also be found on the main level. Upstairs is a spacious loft area with 3 secondary bedrooms with spacious closets, and full bathroom, laundry room, and the primary suite. The primary features a

Key facts

• Flex den room option
• Spacious loft area
• Walk in pantry

Tags

• FLEX DEN ROOM OPTION
• OPEN CONCEPT GREAT ROOM
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY
• SPACIOUS LOFT AREA
• LARGE WALK IN CLOSET

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, fitness center, pool, playground and trails

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water
• Home design: New construction, never occupied; 2-story home; Model: Magnolia; Southeast-facing; Has view
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Rear porch; Porch; Rain gutters; Community pool; Community trails; Community playground; Community clubhouse; Community fitness center; Community gas

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Oven; Self-cleaning oven; Pantry; Tankless water heater
• Bedrooms: Primary suite on upper level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Impact glass and insulated windows; Carbon monoxide detector; Pull-down attic stairs; Upper-level primary suite; Loft; Pantry; Unfurnished
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $472k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $459k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $401k (15.0% below list).
• Recommended offer: $401k (15.0% 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 (+9.3%/yr); 657 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).
• At $4,014/mo this rent would consume 53% of the median local household income ($91k/yr) (locally 268% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 45 days — a 3% lower offer ($458k) is reasonable based on typical stale-listing flexibility.

Recommended offer $401,443 (15.0% 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 45 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $453,533
• List price: $472,040
• Delta: 4.08%
• 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
116 Founders Walk	0.06mi	5/3.0	2,566 (0%)	4mo	$485,115	$189	94
128 Founders Walk	0.07mi	5/3.0	2,566 (0%)	5mo	$469,740	$183	92
127 Founders Walk	0.07mi	5/3.0	2,434 (-5%)	3mo	$470,300	$193	86
29 Kingswood Path	0.22mi	5/3.0	2,500 (-3%)	1mo	$430,000	$172	85
120 Founders Walk	0.06mi	5/3.0	2,434 (-5%)	5mo	$455,560	$187	84
119 Founders Walk	0.06mi	4/3.0 (-1)	2,345 (-9%)	1mo	$459,835	$196	77
34 Preamble Dr	0.33mi	5/3.0	2,700 (+5%)	2mo	$470,000	$174	74
23 Provision Dr	0.31mi	4/3.0 (-1)	2,345 (-9%)	2mo	$463,740	$198	65
56 Alston Park Dr	0.58mi	4/2.5 (-1)	2,664 (+4%)	4mo	$479,000	$180	57
83 Old Mill Xing	0.23mi	4/2.5 (-1)	2,184 (-15%)	5mo	$440,000	$201	54
5 Benton Cir	0.55mi	4/3.5 (-1)	2,367 (-8%)	6mo	$495,000	$209	50
3912 Okatie Hwy	0.65mi	4/4.0 (-1)	2,198 (-14%)	1mo	$1,100,000	$500	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: -12.2%
• Equity multiple: 0.54×
• Total profit: $-60,996
• Equity at exit: $70,383

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $36,248
• Equity at exit: $40,813

Cash invested: $132,171 (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: 9.8×

Monthly cashflow live

• Estimated rent: $4,014 medium
• Mortgage (P&I): −$2,475
• Tax est. 1.5%: −$590 /mo · $7,081/yr
• Insurance: −$197
• HOA: −$0
• Vacancy / Maint / Mgmt: −$843
• Net cashflow: $-91

Break-even live

Break-even rent $4,129

Max offer price $458,906

Occupancy floor 97%

Sensitivity live

Price	-10% $235	-5% $72	+0% $-91	+5% $-254	+10% $-417
Rent	-10% $-408	-5% $-249	+0% $-91	+5% $68	+10% $226
Rate	-1.0pp $147	-0.5pp $29	base $-91	+0.5pp $-213	+1.0pp $-338

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: $118,010
• Closing costs: $14,161
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Haven Pt Bluffton, SC	5.0	3.5	2877	$3,500	$1.22	45d	1	0.61mi
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$3,251	$1.72	15d	1	1.06mi

Listing history 18 events

1. 2026-06-21
   days on market $472,040 Active 45 DOM
2. 2026-06-18
   days on market $472,040 Active 42 DOM
3. 2026-06-17
   days on market $472,040 Active 41 DOM
4. 2026-06-16
   days on market $472,040 Active 40 DOM
5. 2026-06-15
   days on market $472,040 Active 39 DOM
6. 2026-06-14
   days on market $472,040 Active 37 DOM
7. 2026-06-13
   days on market $472,040 Active 36 DOM
8. 2026-06-10
   days on market $472,040 Active 34 DOM
9. 2026-06-09
   days on market $472,040 Active 33 DOM
10. 2026-06-08
    days on market $472,040 Active 32 DOM
11. 2026-06-07
    days on market $472,040 Active 31 DOM
12. 2026-06-05
    days on market $472,040 Active 28 DOM
13. 2026-06-03
    days on market $472,040 Active 27 DOM
14. 2026-06-02
    days on market $472,040 Active 26 DOM
15. 2026-06-01
    days on market $472,040 Active 25 DOM
16. 2026-05-31
    days on market $472,040 Active 24 DOM
17. 2026-05-30
    days on market $472,040 Active 23 DOM
18. 2026-05-07
    listed $462,040 Active 1053-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,173
• − Mortgage interest: −$26,442
• − Property taxes: −$7,081
• − Insurance: −$2,360
• − Repairs & maintenance: −$3,854
• − Management: −$3,854
• − Depreciation: −$13,732
• Taxable loss: −$9,149
• Est. tax savings @ 24.0%: +$2,196
• After-tax cash flow: $1,107/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 · 30 photos

Excellent 100/100 None rehab

This home is move-in ready with excellent condition and no repairs needed. It offers a great investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping front yard — Improves curb appeal and value
• Both Install smart home devices — Enhances convenience and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping front yard — Improves curb appeal and value ↑
• Both Install smart home devices — Enhances convenience and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+2.2% since first listed

2 events — show timeline

• 2026-05-23 Price Changed $472,040 RSMLS
• 2026-05-07 Listed $462,040 RSMLS