50 Pebble Beach Cv Unit F116 · Bluffton, SC 29910

$200,000

2 bd · 2.0 ba · 989 sqft · Condo public records · 142 Days on market

Built 2001 $202/sqft · 9% below area Est $221k · 9% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.6/30.0
• ARV discount +11.7/15.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discovеr eаsу lіving in thiѕ сharming ground-floor condominіum lοcated in the desirable gated community of The Reserve at Woodbridge. This well-maintained villa features a functional layout perfect for primary living or a low-maintenance getaway. Enjoy the Lowcountry breeze from your private screened porch or take advantage of the premium community amenities just steps away, such as a community pool, fitness center and clubhouse. Don't miss this opportunity to own a piece of Bluffton at an affordable price point.

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GROUND-FLOOR CONDOMINIUM
• GATED COMMUNITY
• PRIVATE SCREENED PORCH
• COMMUNITY POOL
• FITNESS CENTER
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-25 ($-305/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.2% in Bluffton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 760 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

• ARV (median comp): $220,761
• List price: $200,000
• Delta: -9.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-31,701
• Equity at exit: $29,821

10-year hold

• IRR: -5.2%
• Equity multiple: 0.64×
• Total profit: $-19,955
• Equity at exit: $17,292

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 760
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$83
• HOA est. from 7 same-building comps: −$402
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-25

Break-even live

Break-even rent $2,035

Max offer price $195,510

Occupancy floor 96%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	1017	$1,850	$1.82	43d	5	0.27mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	976	$1,850	$1.89	13d	7	0.27mi
103 Inspiration Ave Bluffton, SC	2.0	1.0–2.0	811	$2,129	$2.62	13d	3	1.32mi
201 Saddle Horse Dr Okatie, SC	1.0–3.0	1.0–2.5	1208	$2,485	$2.06	13d	8	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $200,000 Active 142 DOM
2. 2026-06-17
   price $200,000 Active 141 DOM
3. 2026-06-17
   days on market $225,000 Active 141 DOM
4. 2026-06-16
   days on market $225,000 Active 140 DOM
5. 2026-06-15
   days on market $225,000 Active 139 DOM
6. 2026-06-14
   days on market $225,000 Active 137 DOM
7. 2026-06-13
   pricedays on market $225,000 Active 136 DOM
8. 2026-06-10
   days on market $235,000 Active 134 DOM
9. 2026-06-09
   days on market $235,000 Active 133 DOM
10. 2026-06-08
    days on market $235,000 Active 132 DOM
11. 2026-06-07
    days on market $235,000 Active 131 DOM
12. 2026-06-05
    days on market $235,000 Active 128 DOM
13. 2026-06-03
    days on market $235,000 Active 127 DOM
14. 2026-06-02
    days on market $235,000 Active 126 DOM
15. 2026-06-01
    days on market $235,000 Active 125 DOM
16. 2026-05-31
    days on market $235,000 Active 124 DOM
17. 2026-02-19
    status Active 526-char remark

    Show marketing remark (517 chars)

    Discover easy living in this charming ground-floor condominium located in the desirable gated community of The Reserve at Woodbridge. This well-maintained villa features a functional layout perfect for primary living or a low-maintenance getaway. Enjoy the Lowcountry breeze from your private screened porch or take advantage of the premium community amenities just steps away, such as a community pool, fitness center and clubhouse. Don't miss this opportunity to own a piece of Bluffton at an affordable price point

18. 2026-02-19
    status Active 517-char remark

    Show marketing remark (517 chars)

    Discover easy living in this charming ground-floor condominium located in the desirable gated community of The Reserve at Woodbridge. This well-maintained villa features a functional layout perfect for primary living or a low-maintenance getaway. Enjoy the Lowcountry breeze from your private screened porch or take advantage of the premium community amenities just steps away, such as a community pool, fitness center and clubhouse. Don't miss this opportunity to own a piece of Bluffton at an affordable price point

19. 2026-02-12
    status Pending 526-char remark

    Show marketing remark (517 chars)

    Discover easy living in this charming ground-floor condominium located in the desirable gated community of The Reserve at Woodbridge. This well-maintained villa features a functional layout perfect for primary living or a low-maintenance getaway. Enjoy the Lowcountry breeze from your private screened porch or take advantage of the premium community amenities just steps away, such as a community pool, fitness center and clubhouse. Don't miss this opportunity to own a piece of Bluffton at an affordable price point

20. 2026-02-12
    historical Under Contract - Take Backup 517-char remark

    Show marketing remark (517 chars)

    Discover easy living in this charming ground-floor condominium located in the desirable gated community of The Reserve at Woodbridge. This well-maintained villa features a functional layout perfect for primary living or a low-maintenance getaway. Enjoy the Lowcountry breeze from your private screened porch or take advantage of the premium community amenities just steps away, such as a community pool, fitness center and clubhouse. Don't miss this opportunity to own a piece of Bluffton at an affordable price point

21. 2026-01-20
    listed $235,000 Active 526-char remark

    Show marketing remark (517 chars)

    Discover easy living in this charming ground-floor condominium located in the desirable gated community of The Reserve at Woodbridge. This well-maintained villa features a functional layout perfect for primary living or a low-maintenance getaway. Enjoy the Lowcountry breeze from your private screened porch or take advantage of the premium community amenities just steps away, such as a community pool, fitness center and clubhouse. Don't miss this opportunity to own a piece of Bluffton at an affordable price point

22. 2026-01-20
    listed $235,000 Active 517-char remark

    Show marketing remark (517 chars)

    Discover easy living in this charming ground-floor condominium located in the desirable gated community of The Reserve at Woodbridge. This well-maintained villa features a functional layout perfect for primary living or a low-maintenance getaway. Enjoy the Lowcountry breeze from your private screened porch or take advantage of the premium community amenities just steps away, such as a community pool, fitness center and clubhouse. Don't miss this opportunity to own a piece of Bluffton at an affordable price point

23. 2021-08-03
    soldstatus $150,000
24. 2021-07-30
    soldstatus $150,000
25. 2021-06-02
    listed $145,000
26. 2011-07-11
    listed $44,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $878 · $73/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$262/yr (+$22/mo · 29.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,029
• − Mortgage interest: −$11,203
• − Property taxes: −$878
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$4,824
• − Depreciation: −$5,818
• Taxable loss: −$3,539
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $544/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Bluffton

• Score: 68/100
• State rank: #76
• US rank: #8936

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 77,022
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 53,019
• Household income: $98,912
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 1146.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.80%
• Current HPI: 245.8086
• Rent YoY: ▲ 4.06%
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+434.1% since first listed

10 events — show timeline

• 2026-02-19 Relisted — RSMLS
• 2026-02-19 Relisted — LRMLS
• 2026-02-12 Pending — RSMLS
• 2026-02-12 Contingent — LRMLS
• 2026-01-20 Listed $235,000 RSMLS
• 2026-01-20 Listed $235,000 LRMLS
• 2021-08-03 Sold (Public Records) $150,000 Public Records
• 2021-07-30 Sold (MLS) $150,000 RSMLS
• 2021-06-02 Listed $145,000 RSMLS
• 2011-07-11 Listed $44,000 RSMLS

Property tax history

+3.5%/yr

Latest (2025): $878 · -0.1% YoY. Source: county tax records.