732 N Reeve Rd #54 · Beaufort, SC 29920

$315,000

2 bd · 2.0 ba · 1,388 sqft · Townhouse public records · 353 Days on market

Built 1992 2,782 sqft lot $227/sqft · 30% below area Est $449k · 30% under

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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 +9.6/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*New roof* Affordable island living on beautiful Dataw Island! This charming 2-bedroom townhouse sits on the golf course and features an open layout, private screened patio, and a two-car garage. Enjoy access to world-class amenities including golf, tennis, pool, fitness center, marina, and scenic trails. Just minutes from Hunting Island's beaches and historic downtown Beaufort, this home is perfect as a full-time residence, vacation getaway, or investment. Don't miss your chance to own in this sought-after island community!

Key facts

• Garage
• Built 1992
• Listed 353 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (21.0% below list).
• Recommended offer: $249k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.5% in Beaufort — 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 69/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, housing A; Watch: crime F, commute F.
• 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: St. Helena Elementary (math 17% / reading 22%, grade F, #499 of 597 statewide, top 84%, 347 students, 100% FRL); Lady'S Island Middle (math 23% / reading 35%, grade F, #142 of 229 statewide, top 62%, 434 students, 100% FRL); Beaufort High (math 47% / reading 81%, grade B-, #92 of 196 statewide, top 48%, 1,191 students, 49% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 330 active listings in the ZIP; 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.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $235k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,794 (21.0% 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 353 days. Have you received any prior offers? Is the seller open to a 21% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $448,755
• List price: $315,000
• Delta: -29.81%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Bb Sams Dr	0.45mi	2/2.0	1,352 (-3%)	12mo	$345,000	$255	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-64,471
• Equity at exit: $46,968

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-73,326
• Equity at exit: $27,235

Cash invested: $88,200 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 330
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-211

Break-even live

Break-even rent $2,756

Max offer price $284,408

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-103	+0% $-211	+5% $-320	+10% $-429
Rent	-10% $-408	-5% $-310	+0% $-211	+5% $-113	+10% $-15
Rate	-1.0pp $-53	-0.5pp $-131	base $-211	+0.5pp $-293	+1.0pp $-376

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $315,000 Active 353 DOM
2. 2026-06-18
   days on market $315,000 Active 350 DOM
3. 2026-06-17
   days on market $315,000 Active 349 DOM
4. 2026-06-16
   days on market $315,000 Active 348 DOM
5. 2026-06-15
   days on market $315,000 Active 347 DOM
6. 2026-06-14
   days on market $315,000 Active 345 DOM
7. 2026-06-13
   days on market $315,000 Active 344 DOM
8. 2026-06-10
   days on market $315,000 Active 342 DOM
9. 2026-06-09
   days on market $315,000 Active 341 DOM
10. 2026-06-08
    days on market $315,000 Active 340 DOM
11. 2026-06-07
    days on market $315,000 Active 339 DOM
12. 2026-06-05
    days on market $315,000 Active 336 DOM
13. 2026-06-03
    days on market $315,000 Active 335 DOM
14. 2026-06-02
    days on market $315,000 Active 334 DOM
15. 2026-06-01
    days on market $315,000 Active 333 DOM
16. 2026-05-31
    days on market $315,000 Active 332 DOM
17. 2026-02-24
    price $315,000 530-char remark

    Show marketing remark (530 chars)

    *New roof* Affordable island living on beautiful Dataw Island! This charming 2-bedroom townhouse sits on the golf course and features an open layout, private screened patio, and a two-car garage. Enjoy access to world-class amenities including golf, tennis, pool, fitness center, marina, and scenic trails. Just minutes from Hunting Island's beaches and historic downtown Beaufort, this home is perfect as a full-time residence, vacation getaway, or investment. Don't miss your chance to own in this sought-after island community!

18. 2025-10-23
    price $329,000 530-char remark

    Show marketing remark (530 chars)

    *New roof* Affordable island living on beautiful Dataw Island! This charming 2-bedroom townhouse sits on the golf course and features an open layout, private screened patio, and a two-car garage. Enjoy access to world-class amenities including golf, tennis, pool, fitness center, marina, and scenic trails. Just minutes from Hunting Island's beaches and historic downtown Beaufort, this home is perfect as a full-time residence, vacation getaway, or investment. Don't miss your chance to own in this sought-after island community!

19. 2025-09-25
    price $334,000 530-char remark

    Show marketing remark (530 chars)

    *New roof* Affordable island living on beautiful Dataw Island! This charming 2-bedroom townhouse sits on the golf course and features an open layout, private screened patio, and a two-car garage. Enjoy access to world-class amenities including golf, tennis, pool, fitness center, marina, and scenic trails. Just minutes from Hunting Island's beaches and historic downtown Beaufort, this home is perfect as a full-time residence, vacation getaway, or investment. Don't miss your chance to own in this sought-after island community!

20. 2025-07-24
    status Active 530-char remark

    Show marketing remark (530 chars)

    *New roof* Affordable island living on beautiful Dataw Island! This charming 2-bedroom townhouse sits on the golf course and features an open layout, private screened patio, and a two-car garage. Enjoy access to world-class amenities including golf, tennis, pool, fitness center, marina, and scenic trails. Just minutes from Hunting Island's beaches and historic downtown Beaufort, this home is perfect as a full-time residence, vacation getaway, or investment. Don't miss your chance to own in this sought-after island community!

21. 2025-06-30
    status Active 530-char remark

    Show marketing remark (530 chars)

    *New roof* Affordable island living on beautiful Dataw Island! This charming 2-bedroom townhouse sits on the golf course and features an open layout, private screened patio, and a two-car garage. Enjoy access to world-class amenities including golf, tennis, pool, fitness center, marina, and scenic trails. Just minutes from Hunting Island's beaches and historic downtown Beaufort, this home is perfect as a full-time residence, vacation getaway, or investment. Don't miss your chance to own in this sought-after island community!

22. 2025-06-19
    listed $339,000 Active 530-char remark

    Show marketing remark (530 chars)

    *New roof* Affordable island living on beautiful Dataw Island! This charming 2-bedroom townhouse sits on the golf course and features an open layout, private screened patio, and a two-car garage. Enjoy access to world-class amenities including golf, tennis, pool, fitness center, marina, and scenic trails. Just minutes from Hunting Island's beaches and historic downtown Beaufort, this home is perfect as a full-time residence, vacation getaway, or investment. Don't miss your chance to own in this sought-after island community!

23. 2007-02-02
    soldstatus $235,000
24. 2006-07-21
    soldstatus $207,500
25. 2003-10-31
    soldstatus $170,000
26. 2000-01-26
    soldstatus $152,500
27. 1997-05-13
    soldstatus $131,500
28. 1993-06-18
    soldstatus $144,900

ⓘ 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 6/10 Major FEMA zone X (shaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,855
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$9,164
• Taxable loss: −$8,030
• Est. tax savings @ 24.0%: +$1,927
• After-tax cash flow: $-610/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 — Beaufort

• Score: 69/100
• State rank: #76
• US rank: #8748

Category grades

Amenities A Commute F Cost of living A- Crime F Employment C+ Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,992
• Population (ZIP): 9,918

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -48.29%
• Current HPI: 284.2064
• Rent YoY: —
• Metro: —
• 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

+117.4% since first listed

12 events — show timeline

• 2026-02-24 Price Changed $315,000 LRMLS
• 2025-10-23 Price Changed $329,000 LRMLS
• 2025-09-25 Price Changed $334,000 LRMLS
• 2025-07-24 Relisted — LRMLS
• 2025-06-30 Relisted — LRMLS
• 2025-06-19 Listed $339,000 LRMLS
• 2007-02-02 Sold (Public Records) $235,000 Public Records
• 2006-07-21 Sold (Public Records) $207,500 Public Records
• 2003-10-31 Sold (Public Records) $170,000 Public Records
• 2000-01-26 Sold (Public Records) $152,500 Public Records
• 1997-05-13 Sold (Public Records) $131,500 Public Records
• 1993-06-18 Sold (Public Records) $144,900 Public Records

Property tax history

-15.0%/yr

Latest (2025): $125 · +0.0% YoY. Source: county tax records.