End-Unit Multifamily
For Sale
$279,900
468 Gardners Ln, Bluffton, SC 29910
Updated residence with ensuite bedrooms, lagoon-facing outdoor space, and access to community amenities.
Property Size1,368 SF
Price / SF$204.61
Days on Market45
Property Features for 468 Gardners Ln
General Information
Standard status
Active
Size
1,368 SF
Property subtype
Multi-Family
Building Details
Year Built
2004
Listing Agency:
William Raveis - Carolina LLC
(843) 837-7773
Listed By:
Michael Broadhurst
(843) 837-7773
Source:
Thebroadhurstgroup
Added: Jul 18
Changed: Aug 30
Last Checked: Aug 26 at 12:58PM
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 William Raveis - Carolina LLC
Investment Insights
Based on property information with market context.
This 2004 end-unit multifamily residence combines practical updates with an interior designed for comfortable daily use. The first level features tile flooring and abundant natural light, while the remodeled kitchen includes white cabinetry, a tile backsplash, black appliances, and a pantry. Both bedrooms have private ensuite bathrooms, including an owner's suite with generous closet space and a tub/shower combination.
Outdoor areas include a covered front porch with landscaped surroundings and a rear patio overlooking a lagoon. Recent improvements include a roof installed in 2024, HVAC replaced in 2022, a Marathon water heater added in 2022, and updated lighting and plumbing fixtures. Community amenities include a pool, clubhouse, playgrounds, and sidewalks. The property is located in Bluffton, South Carolina.
Outdoor areas include a covered front porch with landscaped surroundings and a rear patio overlooking a lagoon. Recent improvements include a roof installed in 2024, HVAC replaced in 2022, a Marathon water heater added in 2022, and updated lighting and plumbing fixtures. Community amenities include a pool, clubhouse, playgrounds, and sidewalks. The property is located in Bluffton, South Carolina.
Key Highlights
- End‑unit location with abundant natural light
- Remodeled kitchen with white cabinetry, tile backsplash, black appliances, and pantry
- Two bedrooms, each with a private ensuite bath
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
$14,582
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
5.21%
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%
$291,640
$291.6K
Cap Rate 7%
$208,314
$208.3K
Cap Rate 9%
$162,022
$162.0K
Market Conditions
NOI Build-Up for 1,368 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
$27.9K $20.40/SF
− Vacancy
−$1.4K −$1.02/SF
EGI
$26.5K $19.38/SF
− OpEx
−$11.9K −$8.72/SF
NOI
$14.6K $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%
$291,640
Cap Rate 7%
$208,314
Cap Rate 9%
$162,022
Alternative Uses
Best Use
Apartment 5plus
$208.3K
$182.3K – $243.0K
NOI $14,582 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$412.7K
$361.2K – $481.5K
NOI $28,892 @ 7.0% cap · market cap 10.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
75
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?
Multifamily property - Updated residence with ensuite bedrooms, lagoon-facing outdoor space, and access to community amenities.
Where is this multifamily property located?
The property is located at 468 Gardners Ln Bluffton, SC.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: End‑unit location with abundant natural light; Remodeled kitchen with white cabinetry, tile backsplash, black appliances, and pantry; Two bedrooms, each with a private ensuite bath
