28 Thomas Bee Dr · Bluffton, SC 29909

$380,000

1 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 92 Days on market

Built 2007 7,405 sqft lot $205/sqft · 26% below area Est $512k · 26% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Estate Ѕalе- Wеlсome to 28 Τhοmas Bee Drive in Sun Citу Ηilton Head, the Lowcountry's premier active adult (55+) community. This Pelican model offers 2 bedrooms and 2 baths plus den/office with a comfortable, easy-living floor plan ideal for full-time living. The home features a bright living and dining area, an eat-in kitchen with bay window, and a screened-in lanai overlooking landscaped views-perfect for enjoying morning coffee or relaxing at the end of the day. Conveniently located on the south side of the community in Beaufort county (lower taxes!), this home is just a short distance to the Hidden Cypress Amenity Center, as well as the dog park, softball field, and the Woodworkers Shop. The nearby Route 170 gate access makes getting in and out of Sun City quick and easy. Residents enjoy an unparalleled lifestyle with golf courses, pickleball and tennis courts, fitness centers, hundreds of clubs, social activities, walking trails, and beautiful natural surroundings. This home offers a wonderful opportunity to enjoy everything Sun City Hilton Head has to offer. One of Sun City's best values- being sold 'AS IS'.

Key facts

• Dog park
• Softball field
• Screened-in lanai

Tags

• EAT-IN KITCHEN
• SCREENED-IN LANAI
• LANDSCAPED VIEWS
• HIDDEN CYPRESS AMENITY CENTER
• DOG PARK
• SOFTBALL FIELD

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-606 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (32.7% below list).
• Recommended offer: $256k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 34% 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 $3k 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 92 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.

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 $255,706 (32.7% 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 92 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.83%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (median comp): $511,562
• List price: $380,000
• Delta: -25.72%
• 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
27 Knotweed Ct	0.36mi	2/2.0 (+1)	1,864 (+0%)	1mo	$525,000	$282	76
10 Thomas Bee Dr	0.09mi	2/2.0 (+1)	1,712 (-8%)	5mo	$415,000	$242	74
3 Knotweed Ct	0.28mi	2/2.0 (+1)	1,754 (-5%)	2mo	$460,000	$262	72
10 Saltus Ct	0.09mi	2/2.0 (+1)	2,062 (+11%)	1mo	$470,000	$228	72
28 Concession Oak Dr	0.12mi	2/2.0 (+1)	2,094 (+13%)	3mo	$540,000	$258	65
15 Concession Oak Dr	0.16mi	2/2.0 (+1)	2,094 (+13%)	2mo	$575,000	$275	64
1 Raindrop Ln	0.50mi	2/2.0 (+1)	1,948 (+5%)	4mo	$390,000	$200	60
1 Tipo White Ct	0.66mi	2/2.0 (+1)	1,920 (+4%)	3mo	$510,000	$266	56
88 Coburn Dr W	0.48mi	2/2.0 (+1)	1,666 (-10%)	4mo	$462,000	$277	52
363 Hampton Pl	0.71mi	2/2.0 (+1)	1,766 (-5%)	2mo	$375,000	$212	52
19 Hampton Cir	0.71mi	2/2.0 (+1)	2,011 (+8%)	3mo	$462,000	$230	45
6 Hampton Cir	0.64mi	2/2.0 (+1)	2,092 (+13%)	2mo	$452,000	$216	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.19×
• Total profit: $-86,622
• Equity at exit: $56,659

10-year hold

• IRR: -7.8%
• Equity multiple: 0.40×
• Total profit: $-63,467
• Equity at exit: $32,855

Cash invested: $106,400 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-606

Break-even live

Break-even rent $3,324

Max offer price $292,308

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-475	+0% $-606	+5% $-737	+10% $-869
Rent	-10% $-808	-5% $-707	+0% $-606	+5% $-505	+10% $-404
Rate	-1.0pp $-415	-0.5pp $-509	base $-606	+0.5pp $-704	+1.0pp $-805

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	45d	1	0.27mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	0.58mi
10 Raymond Rd Bluffton, SC	2.0	2.5	2098	$2,730	$1.30	15d	1	1.07mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	1.33mi
10 Candlelight Ln Bluffton, SC	2.0	2.0	2189	$3,000	$1.37	15d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $380,000 Active 92 DOM
2. 2026-06-18
   days on market $380,000 Active 89 DOM
3. 2026-06-17
   days on market $380,000 Active 88 DOM
4. 2026-06-16
   days on market $380,000 Active 87 DOM
5. 2026-06-15
   days on market $380,000 Active 86 DOM
6. 2026-06-14
   days on market $380,000 Active 84 DOM
7. 2026-06-13
   days on market $380,000 Active 83 DOM
8. 2026-06-10
   days on market $380,000 Active 81 DOM
9. 2026-06-09
   days on market $380,000 Active 80 DOM
10. 2026-06-08
    days on market $380,000 Active 79 DOM
11. 2026-06-07
    days on market $380,000 Active 78 DOM
12. 2026-06-05
    days on market $380,000 Active 75 DOM
13. 2026-06-03
    days on market $380,000 Active 74 DOM
14. 2026-06-02
    days on market $380,000 Active 73 DOM
15. 2026-06-01
    days on market $380,000 Active 72 DOM
16. 2026-05-31
    days on market $380,000 Active 71 DOM
17. 2026-04-27
    price $380,000 1147-char remark

    Show marketing remark (1147 chars)

    Estate Ѕalе- Wеlсome to 28 Τhοmas Bee Drive in Sun Citу Ηilton Head, the Lowcountry's premier active adult (55+) community. This Pelican model offers 2 bedrooms and 2 baths plus den/office with a comfortable, easy-living floor plan ideal for full-time living. The home features a bright living and dining area, an eat-in kitchen with bay window, and a screened-in lanai overlooking landscaped views-perfect for enjoying morning coffee or relaxing at the end of the day. Conveniently located on the south side of the community in Beaufort county (lower taxes!), this home is just a short distance to the Hidden Cypress Amenity Center, as well as the dog park, softball field, and the Woodworkers Shop. The nearby Route 170 gate access makes getting in and out of Sun City quick and easy. Residents enjoy an unparalleled lifestyle with golf courses, pickleball and tennis courts, fitness centers, hundreds of clubs, social activities, walking trails, and beautiful natural surroundings. This home offers a wonderful opportunity to enjoy everything Sun City Hilton Head has to offer. One of Sun City's best values- being sold 'AS IS'.

18. 2026-04-16
    price $390,000 1147-char remark

    Show marketing remark (1147 chars)

    Estate Ѕalе- Wеlсome to 28 Τhοmas Bee Drive in Sun Citу Ηilton Head, the Lowcountry's premier active adult (55+) community. This Pelican model offers 2 bedrooms and 2 baths plus den/office with a comfortable, easy-living floor plan ideal for full-time living. The home features a bright living and dining area, an eat-in kitchen with bay window, and a screened-in lanai overlooking landscaped views-perfect for enjoying morning coffee or relaxing at the end of the day. Conveniently located on the south side of the community in Beaufort county (lower taxes!), this home is just a short distance to the Hidden Cypress Amenity Center, as well as the dog park, softball field, and the Woodworkers Shop. The nearby Route 170 gate access makes getting in and out of Sun City quick and easy. Residents enjoy an unparalleled lifestyle with golf courses, pickleball and tennis courts, fitness centers, hundreds of clubs, social activities, walking trails, and beautiful natural surroundings. This home offers a wonderful opportunity to enjoy everything Sun City Hilton Head has to offer. One of Sun City's best values- being sold 'AS IS'.

19. 2026-03-21
    listed $399,000 Active 1147-char remark

    Show marketing remark (1147 chars)

    Estate Ѕalе- Wеlсome to 28 Τhοmas Bee Drive in Sun Citу Ηilton Head, the Lowcountry's premier active adult (55+) community. This Pelican model offers 2 bedrooms and 2 baths plus den/office with a comfortable, easy-living floor plan ideal for full-time living. The home features a bright living and dining area, an eat-in kitchen with bay window, and a screened-in lanai overlooking landscaped views-perfect for enjoying morning coffee or relaxing at the end of the day. Conveniently located on the south side of the community in Beaufort county (lower taxes!), this home is just a short distance to the Hidden Cypress Amenity Center, as well as the dog park, softball field, and the Woodworkers Shop. The nearby Route 170 gate access makes getting in and out of Sun City quick and easy. Residents enjoy an unparalleled lifestyle with golf courses, pickleball and tennis courts, fitness centers, hundreds of clubs, social activities, walking trails, and beautiful natural surroundings. This home offers a wonderful opportunity to enjoy everything Sun City Hilton Head has to offer. One of Sun City's best values- being sold 'AS IS'.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,685
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$11,055
• Taxable loss: −$14,165
• Est. tax savings @ 24.0%: +$3,400
• After-tax cash flow: $-3,873/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

-4.8% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $380,000 RSMLS
• 2026-04-16 Price Changed $390,000 RSMLS
• 2026-03-21 Listed $399,000 RSMLS

Property tax history

+6.5%/yr

Latest (2025): $100 · +0.0% YoY. Source: county tax records.