Updated Townhome Income
New
For Sale
$289,900
388 Gardners Circle, Bluffton, SC 29910
Two-bedroom townhome with refreshed interiors, a renovated kitchen, and a screened porch in a planned residential community.
Property Size994 SF
Price / SF$291.65
Days on Market3
Property Features for 388 Gardners Circle
General Information
Standard status
Active
Size
994 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
private screened porch
community pool
clubhouse
playground
scenic walking trails
Building Details
Year Built
2002
Listing Agency:
Daufuskie Properties Realty LLC
(315) 247-4212
Listed By:
Michael Broadhurst · License #4130
(843) 837-7773
Source:
Thebroadhurstgroup
Added: Sep 11
Changed: Sep 12
Last Checked: Sep 13 at 8:53AM
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 Daufuskie Properties Realty LLC
Investment Insights
Based on property information with market context.
This 994-square-foot townhome, built in 2002, provides two bedrooms and two bathrooms within an open living arrangement. Recent improvements include fresh paint, new flooring, updated lighting, refreshed bathrooms, and a renovated kitchen equipped with new appliances and quartz countertops. The living and dining areas connect directly to the kitchen, while the screened porch adds enclosed outdoor space.
The property is located in The Farm at Buckwalter community in Bluffton, with access to a pool, clubhouse, playground, and walking trails. Its setting places the home minutes from Old Town Bluffton, Hilton Head Island beaches, shopping, dining, and Beaufort County schools. The address is 388 Gardners Circle, Bluffton, SC 29910.
The property is located in The Farm at Buckwalter community in Bluffton, with access to a pool, clubhouse, playground, and walking trails. Its setting places the home minutes from Old Town Bluffton, Hilton Head Island beaches, shopping, dining, and Beaufort County schools. The address is 388 Gardners Circle, Bluffton, SC 29910.
Key Highlights
- 994‑square‑foot townhome with 2 bedrooms and 2 bathrooms
- Renovated kitchen with new appliances and quartz countertops
- Fresh paint, new flooring, updated lighting, and refreshed bathrooms
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
$10,595
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
3.65%
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%
$211,900
$211.9K
Cap Rate 7%
$151,357
$151.4K
Cap Rate 9%
$117,722
$117.7K
Market Conditions
NOI Build-Up for 994 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
$20.3K $20.40/SF
− Vacancy
−$1.0K −$1.02/SF
EGI
$19.3K $19.38/SF
− OpEx
−$8.7K −$8.72/SF
NOI
$10.6K $10.66/SF
Area
Beaufort County, SC
Vacancy
5.00%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$211,900
Cap Rate 7%
$151,357
Cap Rate 9%
$117,722
Alternative Uses
Best Use
Apartment 5plus
$151.4K
$132.4K – $176.6K
NOI $10,595 @ 7.0% cap · market cap 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$299.9K
$262.4K – $349.9K
NOI $20,993 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
81
Businesses Nearby
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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
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom townhome with refreshed interiors, a renovated kitchen, and a screened porch in a planned residential community.
Where is this residential income property located?
The property is located at 388 Gardners Circle Bluffton, SC.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: 994‑square‑foot townhome with 2 bedrooms and 2 bathrooms; Renovated kitchen with new appliances and quartz countertops; Fresh paint, new flooring, updated lighting, and refreshed bathrooms
