End-Unit Residential Income
New
For Sale
$269,900
50 Padgett Dr, Bluffton, SC 29909
End-unit residence with an open layout, Carolina room, wooded views, and a two-car garage.
Property Size1,240 SF
Price / SF$217.66
Days on Market3
Property Features for 50 Padgett Dr
General Information
Standard status
Active
Size
1,240 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
1
Building Details
Year Built
1995
Listing Agency:
J & J Real Estate Investments LLC
(843) 384-3959
Listed By:
Michael Broadhurst · License #4130
(843) 837-7773
Source:
Thebroadhurstgroup
Added: Sep 21
Changed: Sep 23
Last Checked: Sep 22 at 5:07PM
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 J & J Real Estate Investments LLC
Investment Insights
Based on property information with market context.
This 1,240-square-foot end-unit residential income property was built in 1995 and offers an open interior arrangement with dining space, an eat-in kitchen, and counter-height seating. Stainless steel appliances, smooth ceilings, fresh interior paint, updated light fixtures, and a two-car garage are among the noted improvements. Additional windows bring natural light into the home, while a front porch and Carolina room extend the living areas. The Carolina room overlooks wooded surroundings and provides a separate space for year-round use.
The property is situated within Sun City, with access to championship golf, resort-style pools, pickleball, fitness and recreation facilities, dining, entertainment, and more than 200 clubs and groups. Shopping, restaurants, and everyday conveniences in Bluffton are also nearby.
The property is situated within Sun City, with access to championship golf, resort-style pools, pickleball, fitness and recreation facilities, dining, entertainment, and more than 200 clubs and groups. Shopping, restaurants, and everyday conveniences in Bluffton are also nearby.
Key Highlights
- 1,240‑square‑foot end‑unit residential income property
- Built in 1995
- Carolina room with wooded views
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
$13,217
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
4.90%
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%
$264,340
$264.3K
Cap Rate 7%
$188,814
$188.8K
Cap Rate 9%
$146,856
$146.9K
Market Conditions
NOI Build-Up for 1,240 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
$25.3K $20.40/SF
− Vacancy
−$1.3K −$1.02/SF
EGI
$24.0K $19.38/SF
− OpEx
−$10.8K −$8.72/SF
NOI
$13.2K $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%
$264,340
Cap Rate 7%
$188,814
Cap Rate 9%
$146,856
Alternative Uses
Best Use
Apartment 5plus
$188.8K
$165.2K – $220.3K
NOI $13,217 @ 7.0% cap · market cap 4.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$374.1K
$327.4K – $436.5K
NOI $26,189 @ 7.0% cap · market cap 9.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
574
Businesses Nearby
Explore this area
Business Placement
Demographics for 29909, SC
23,621
Population
12,635
Households
1.9
Avg Household Size
68
Median Age
50%
College-Educated
98%
High-School Grad
55.7 sq mi
ZIP Area
424
Density / Sq Mi
$91,376
Median Household Income
$41,740
Median Earnings
$2,174
Median Rent
$416,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - End-unit residence with an open layout, Carolina room, wooded views, and a two-car garage.
Where is this residential income property located?
The property is located at 50 Padgett Dr Bluffton, SC.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: 1,240‑square‑foot end‑unit residential income property; Built in 1995; Carolina room with wooded views
