Airbnb Investment Analysis: 114 Pritchard St, Bluffton, SC 29910

Weak · financed

Priced too high to cash-flow with a loan — an equity or tax play, not income.

114 Pritchard St

Bluffton, SC 29910

3bd · 2ba · 8 guests

Purchase price

Zestimate® $3,259,200

Est. monthly payment$16,263/mo

Vs 4 comps nearby#3 of 5

$55.1K$167.9K

Connect with a local STR agent

Investment potential

Your scenario · adjust the levers below or open advanced settings to see how returns change

Projected annual revenue

$107,789

$8,982/mo · at 81% occupancy & $359/night

Cash-flow negative

-$188,455

-$15,705/mo after costs & mortgage

Cap rate

0.2%

Cash-on-cash

-21.7%

DSCR

0.03

Confidence

51%

Your assumptions

Revenue

$107,789/yr

Market avg: $107,789/yr · 81% occ · $359 ADR

Occupancy

mkt

Avg daily rate

mkt

Days available

Financing

$195,152/yr

Down payment

Interest rate

Mortgage term

Operating costs

$101,093/yr

Property management

Airbnb fee

Property tax

Insurance

Utilities

Market Context

How this property compares to similar short-term rentals nearby.

Comparable set · 4 properties

Daily rate

$158–$605

Median $337

Occupancy

70%–85%

Median 84%

Annual revenue

$55.1K–$167.9K

Median $104.1K

Days available

329–364

Median 348

Revenue floor · $55.1KTop performer · $167.9K

This property · $107.8K

Comparable properties (4)

Cash flow potential Low · Appreciation potential Medium

RevenueOccupancyDaily rate

Luxe Home in Old Town Bluffton Close to EverythingTop performer

364 days available · 255 days booked ·

Annual revenue

$167,921

Occupancy

70%

Daily rate

$605

Old Town Bluffton Cottage - Includes Golf Cart

351 days available · 291 days booked ·

Annual revenue

$117,731

Occupancy

83%

Daily rate

$380

Bluffton Farm Cottage Experience Southern Charm

329 days available · 280 days booked ·

Annual revenue

$90,399

Occupancy

85%

Daily rate

$294

Bluffton-Hilton Head Island-Savannah Vacation Home

345 days available · 293 days booked ·

Annual revenue

$55,105

Occupancy

85%

Daily rate

$158

Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.

Who this property is for

Three ways this deal works — and who each one fits

The same property is a great buy for one investor and a trap for another. Here's the honest read.

Best fit

1031 / high-equity buyer

~$805.0K

Year-1 tax shield

Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.

Not a fit

Price-disciplined buyer

—

Break-even purchase price

Even a deep discount doesn't get this deal to break even within a realistic range, so there's no price anchor to negotiate toward. A price-disciplined buyer should pass unless the revenue assumptions change.

Not a fit

DSCR cash-flow buyer

0.03

DSCR at asking

At asking price the property doesn't cover its own debt service, so it won't qualify for DSCR financing as modeled. If you need cash flow from day one, look at a mid-term-rental fallback or a different Bluffton submarket.

Year-one tax shield estimate

For a buyer who materially participates and qualifies for the STR tax treatment.

$805.0K

Estimated first-year deduction · range $668.2K–$917.7K

Purchase price: $3,259,200
Land allocation (excluded): −$1,140,720
Depreciable basis: $2,118,480
Cost-seg accelerated: $635,544
+ Bonus depreciation & furnishings: $169,478

Why this matters here

At a marginal bracket, this deduction can be worth $247.2K–$339.6K in estimated federal tax saved.

This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.

Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.

Some states do not conform to federal bonus depreciation, so your state may not allow the same first-year treatment shown above.

Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.

Price sensitivity & break-even

How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).

Purchase price$3,259,200 (+0.0% vs asking)

At this price: cash-on-cash -21.7%, DSCR 0.03, cash flow -$188,455/yr

Cash-on-cash return by purchase price
Price vs asking	Price	Cash-on-cash	DSCR	Band
-25%	$2,444,400	-21.3%	0.05	Below break-even
-22%	$2,542,176	-21.4%	0.04	Below break-even
-15%	$2,770,320	-21.5%	0.04	Below break-even
-8%	$2,998,464	-21.6%	0.04	Below break-even
Asking	$3,259,200	-21.7%	0.03	Below break-even
+8%	$3,519,936	-21.8%	0.03	Below break-even
+15%	$3,748,080	-21.9%	0.03	Below break-even

Below break-evenAt break-evenPositive

Break-even price

Out of range

This deal does not reach break-even within ±25% of asking.

Discount needed

—

The gap between asking and the price a cash-flow buyer can underwrite.

If refi to 5.5% in 24 mo

+$28,603/yr

Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.

Gross revenue$107,789

Booking & management fees−$14,013

Airbnb fee (3%)$3,234

Property mgmt (10%)$10,779

Net revenue

$93,776

Property operating costs−$87,080

Insurance, utilities & maintenance$54,488

Property tax (est.)$32,592

Net operating income (NOI)Before mortgage · 6% margin

$6,696

Debt service (mortgage)−$195,152

Annual cash flow−$188,455

−$15,705/mo after all expenses

Cash to close

Down payment, closing costs, and furnishing

$945,168

Return on cash:-2.7%

Down payment

25% of purchase price

$814,800

Closing costs

1% of purchase price

$32,592

Furnishing budget

3BR · est. 3% of purchase price

$97,776

DSCR below 1.0 — but you can still qualify

Your DSCR is 0.03 · lenders typically require 1.0+.

01.0 threshold2.0+

Get matched with 2–3 vetted STR lenders, free.

Return & exit scenario

What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.

Levered IRR

0.2%

over 5-yr hold, with tax shield

Equity multiple

1.0×

total proceeds vs. $945,168 invested

Projected value at exit

$4,159,657

year 5 · 5.0% annual appreciation

Tax shield contribution

+4.9 pts

of IRR comes from year-1 depreciation

Equity builtAppreciationCumulative cash flow (negative — drag below baseline)

Projected investment value by year
Year	Equity	Appreciation	Cumulative cash flow	Total value
Year 1	$839,630	$162,960	$109,403	$1,111,994
Year 2	$866,256	$334,068	-$80,047	$1,120,277
Year 3	$894,806	$513,731	-$270,548	$1,137,990
Year 4	$925,420	$702,378	-$462,154	$1,165,645
Year 5	$958,247	$900,457	-$654,924	$1,203,781

Projection, not a promise.

Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.

Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.

Appreciation, rent growth, and financing rates are editable under Edit financials.

Get a Bluffton STR agent who understands this deal.

STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted Bluffton agent who knows which properties actually cash flow — and which to avoid.

Vetted STR specialistsFree to investorsNo obligation

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Disclaimer. This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.

TOOLS & CALCULATORS

LEARNING & RESOURCES

SERVICES & PARTNERS

MARKET INSIGHTS

Three ways this deal works — and who each one fits

Year-one tax shield estimate

Price sensitivity & break-even

Return & exit scenario

Get a Bluffton STR agent who understands this deal.

Popular Airbnb Investment Opportunities Near This Property (Analyzed by Chalet Users)

Popular Airbnb Investment Opportunities Near This Property (Analyzed by Chalet Users)