6 Tanners Xing · Bluffton, SC 29910

$374,500

3 bd · 3.0 ba · 1,996 sqft · SingleFamily public records · 298 Days on market

Built 2014 3,920 sqft lot $188/sqft · 9% below area Est $410k · 9% under ↓ 19% 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 +11.4/15.0
• Cash flow +9.4/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible opportunity and the best Bluffton neighborhood! This home offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven in kitchen, and cute shiplap accents. Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail!

Key facts

• Soaring ceilings
• Bonus loft
• Huge kitchen island

Tags

• BONUS LOFT
• SOARING CEILINGS
• HUGE KITCHEN ISLAND
• DOUBLE OVEN
• SHIPLAP ACCENTS
• ZORO ENTRY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $374k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (32.4% below list).
• Recommended offer: $253k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 761 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 31% 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 $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 298 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $224k; list at $374k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,027 (32.4% 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 298 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

• ARV (median comp): $409,542
• List price: $374,500
• Delta: -8.56%
• 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
143 Horizon Trl	0.30mi	4/2.5 (+1)	2,048 (+3%)	1mo	$380,000	$186	74
162 Founders Walk	0.64mi	4/3.0 (+1)	2,029 (+2%)	5mo	$441,600	$218	58
201 Heritage Pkwy	0.60mi	4/2.5 (+1)	2,088 (+5%)	1mo	$379,900	$182	56
37 Carolina Oaks Ave	0.70mi	2/2.0 (-1)	2,002 (+0%)	3mo	$589,900	$295	56
171 Carolina Oaks Ave	0.46mi	2/2.5 (-1)	1,818 (-9%)	3mo	$499,900	$275	54
224 Heritage Pkwy	0.65mi	3/2.5	2,188 (+10%)	3mo	$425,000	$194	49
169 Heritage Pkwy	0.49mi	3/2.0	1,726 (-14%)	6mo	$399,000	$231	45
6 Founders Walk	0.55mi	3/2.0	1,751 (-12%)	6mo	$385,000	$220	45
115 Founders Walk	0.63mi	3/2.0	1,733 (-13%)	1mo	$423,995	$245	44
54 Kingswood Path	0.70mi	3/2.0	1,733 (-13%)	1mo	$418,000	$241	40
124 Founders Walk	0.63mi	4/2.0 (+1)	1,740 (-13%)	2mo	$423,950	$244	38
252 Founders Walk	0.74mi	4/2.0 (+1)	1,740 (-13%)	3mo	$405,000	$233	32

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: -20.5%
• Equity multiple: 0.28×
• Total profit: $-75,311
• Equity at exit: $55,839

10-year hold

• IRR: -11.9%
• Equity multiple: 0.27×
• Total profit: $-76,928
• Equity at exit: $32,380

Cash invested: $104,860 (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: 761
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,530 medium
• Mortgage (P&I): −$1,964
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-270

Break-even live

Break-even rent $2,872

Max offer price $326,807

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-164	+0% $-270	+5% $-376	+10% $-482
Rent	-10% $-470	-5% $-370	+0% $-270	+5% $-170	+10% $-70
Rate	-1.0pp $-81	-0.5pp $-175	base $-270	+0.5pp $-367	+1.0pp $-466

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: $93,625
• Closing costs: $11,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Kelsey Ln Bluffton, SC	3.0–4.0	2.5–3.0	1893	$2,468	$1.30	14d	1	0.61mi

Listing history 34 events

1. 2026-06-21
   days on market $374,500 Active 298 DOM
2. 2026-06-18
   days on market $374,500 Active 295 DOM
3. 2026-06-17
   days on market $374,500 Active 294 DOM
4. 2026-06-16
   days on market $374,500 Active 293 DOM
5. 2026-06-15
   days on market $374,500 Active 292 DOM
6. 2026-06-14
   days on market $374,500 Active 290 DOM
7. 2026-06-13
   pricedays on market $374,500 Active 289 DOM
8. 2026-06-10
   days on market $379,500 Active 287 DOM
9. 2026-06-09
   days on market $379,500 Active 286 DOM
10. 2026-06-08
    days on market $379,500 Active 285 DOM
11. 2026-06-07
    days on market $379,500 Active 284 DOM
12. 2026-06-05
    days on market $379,500 Active 281 DOM
13. 2026-06-03
    days on market $379,500 Active 280 DOM
14. 2026-06-02
    days on market $379,500 Active 279 DOM
15. 2026-06-01
    days on market $379,500 Active 278 DOM
16. 2026-05-31
    days on market $379,500 Active 277 DOM
17. 2026-05-20
    price $379,500 441-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

18. 2026-05-20
    price $379,500 617-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

19. 2026-04-22
    price $386,500 441-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

20. 2026-04-22
    price $386,500 617-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

21. 2026-01-05
    price $389,000 617-char remark

    Show marketing remark (441 chars)

    Incredible opportunity and the best Bluffton neighborhood! This home offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven in kitchen, and cute shiplap accents. Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail!

22. 2026-01-05
    price $389,000 441-char remark

    Show marketing remark (441 chars)

    Incredible opportunity and the best Bluffton neighborhood! This home offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven in kitchen, and cute shiplap accents. Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail!

23. 2025-12-08
    price $393,000 441-char remark

    Show marketing remark (441 chars)

    Incredible opportunity and the best Bluffton neighborhood! This home offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven in kitchen, and cute shiplap accents. Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail!

24. 2025-12-05
    price $393,000 617-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

25. 2025-10-27
    price $410,000 441-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

26. 2025-10-27
    price $410,000 617-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

27. 2025-10-02
    price $415,000 617-char remark

    Show marketing remark (617 chars)

    Incrediblе oрpοrtunіty and the bеѕt Bluffton neighborhood! This hοmе offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven & quartz counters in kitchen, cute shiplap & barn door accents. Smaller yard = less maintenance! Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail! Minutes from downtown Bluffton & to the beaches on Hilton Head. Great schools too.

28. 2025-08-27
    listed $425,000 Active 617-char remark

    Show marketing remark (441 chars)

    Incredible opportunity and the best Bluffton neighborhood! This home offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven in kitchen, and cute shiplap accents. Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail!

29. 2025-08-27
    listed $425,000 Active 441-char remark

    Show marketing remark (441 chars)

    Incredible opportunity and the best Bluffton neighborhood! This home offers 3 huge bedrooms plus bonus loft, soaring ceilings in LR and primary BR on the first floor. Many rooms freshly painted. LVP downstairs, huge kitchen island, banquette for dining in kitchen, double oven in kitchen, and cute shiplap accents. Great location and community with many amenities! Zero entry pool, clubhouse, fitness, playground, and 5.5 mile walking trail!

30. 2019-05-31
    soldstatus $224,000
31. 2019-04-17
    listed $229,900
32. 2013-08-12
    soldstatus $2,670,400
33. 2013-03-12
    soldstatus $2,109,256
34. 2006-06-12
    soldstatus $470,000

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $2,135 · $178/mo
• Expected delta: +$347/yr (+$29/mo · 19.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,363
• − Mortgage interest: −$20,978
• − Property taxes: −$1,787
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$10,895
• Taxable loss: −$10,027
• Est. tax savings @ 24.0%: +$2,406
• After-tax cash flow: $-833/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

• Census place: Bluffton, SC
• 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

-19.3% since first listed

18 events — show timeline

• 2026-05-20 Price Changed $379,500 LRMLS
• 2026-05-20 Price Changed $379,500 RSMLS
• 2026-04-22 Price Changed $386,500 LRMLS
• 2026-04-22 Price Changed $386,500 RSMLS
• 2026-01-05 Price Changed $389,000 RSMLS
• 2026-01-05 Price Changed $389,000 LRMLS
• 2025-12-08 Price Changed $393,000 LRMLS
• 2025-12-05 Price Changed $393,000 RSMLS
• 2025-10-27 Price Changed $410,000 LRMLS
• 2025-10-27 Price Changed $410,000 RSMLS
• 2025-10-02 Price Changed $415,000 RSMLS
• 2025-08-27 Listed $425,000 RSMLS
• 2025-08-27 Listed $425,000 LRMLS
• 2019-05-31 Sold (MLS) $224,000 RSMLS
• 2019-04-17 Listed $229,900 RSMLS
• 2013-08-12 Sold (Public Records) $2,670,400 Public Records
• 2013-03-12 Sold (Public Records) $2,109,256 Public Records
• 2006-06-12 Sold (Public Records) $470,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,787 · -0.1% YoY. Source: county tax records.