Remodeled Duplex with Covered Outdoor
New
For Sale
$649,900
13 Paddington Lane Unit A & B, Bluffton, SC 29910
Two residences offer distinct layouts, private garage access, and covered outdoor living areas.
Property Size2,002 SF
Price / SF$208.30
Days on Market4
Property Features for 13 Paddington Lane Unit A & B
General Information
Standard status
Active
Size
2,002 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/2BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
covered patio
covered deck patio
LessThanQuarterAcre
Asphalt
CeramicTile, LuxuryVinyl, LuxuryVinylPlank
1 space
CentralAir
Central
ListingID: 512038, Standard status: Active
Driveway, Garage, OneCarGarage
5 total bedrooms
Built in 2002, Living area: 3120, Architectural style: Duplex, Construction materials: VinylSiding
County: Beaufort, MLS Area (Major): Bluffton/General, MLS Area (Minor): HH Bridge to Burnt Church Rd, Subdivision name: VILLAGE OLDE TOWN
Patio, TreesWoods
4 full bathrooms
Patio
Attic, CathedralCeilings, HighCeilings, MultiplePrimarySuites, PullDownAtticStairs, VaultedCeilings
Dryer, Dishwasher, Microwave, Range, Refrigerator, Washer
Association amenities: Playground
Building Details
Building Size
2,002 SF
Year Built
2002
Buildings
1
Listing Agency:
Realty One Group - Lowcountry
(949) 933-1518
Listed By:
Bradley Clark
(949) 933-1518
Source:
Blackstreaminternational
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 14 at 7:10AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Realty One Group - Lowcountry
Investment Insights
Based on property information with market context.
Built in 2002, this duplex contains two separate residences with distinct layouts and private entries. One home offers two bedrooms and two bathrooms on a single level, along with an open connection between the kitchen, dining area, and family room. Its covered patio and private one-car garage add practical living and storage space.
The second residence includes three bedrooms and two bathrooms, soaring ceilings, large windows, and a remodeled interior. An upper-level arrangement, dedicated one-car garage, and covered deck patio provide separation from the other home while maintaining convenient access.
The property is located near Hilton Head Island, Downtown Bluffton, Brighton Beach boat ramp, and Tanger Outlets. Old Town Bluffton is also described as golf-cart close, with shops, restaurants, galleries, and local events nearby.
The second residence includes three bedrooms and two bathrooms, soaring ceilings, large windows, and a remodeled interior. An upper-level arrangement, dedicated one-car garage, and covered deck patio provide separation from the other home while maintaining convenient access.
The property is located near Hilton Head Island, Downtown Bluffton, Brighton Beach boat ramp, and Tanger Outlets. Old Town Bluffton is also described as golf-cart close, with shops, restaurants, galleries, and local events nearby.
Key Highlights
- Duplex with 2BR/2BA and 3BR/2BA residences
- Built in 2002
- Second residence features a newly remodeled interior, soaring ceilings, and large windows
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$35,912
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.53%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$718,240
$718.2K
Cap Rate 7%
$513,029
$513.0K
Cap Rate 9%
$399,022
$399.0K
Market Conditions
NOI Build-Up for 3,120 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$54.3K $17.40/SF
− Vacancy
−$3.0K −$0.96/SF
EGI
$51.3K $16.44/SF
− OpEx
−$15.4K −$4.93/SF
NOI
$35.9K $11.51/SF
Area
Beaufort County, SC
Vacancy
5.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$718,240
Cap Rate 7%
$513,029
Cap Rate 9%
$399,022
Alternative Uses
Best Use
Multifamily LT 5
$513.0K
$448.9K – $598.5K
NOI $35,912 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$475.1K
$415.7K – $554.3K
NOI $33,256 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$941.3K
$823.7K – $1.10M
NOI $65,894 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 29910, SC
49,140
Population
21,169
Households
2.3
Avg Household Size
41
Median Age
46%
College-Educated
95%
High-School Grad
104.4 sq mi
ZIP Area
471
Density / Sq Mi
$96,122
Median Household Income
$41,829
Median Earnings
$1,848
Median Rent
$420,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer distinct layouts, private garage access, and covered outdoor living areas.
Where is this duplex located?
The property is located at 13 Paddington Lane Unit A & B Bluffton, SC.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Duplex with 2BR/2BA and 3BR/2BA residences; Built in 2002; Second residence features a newly remodeled interior, soaring ceilings, and large windows
