100 Kensington Blvd #405 · Bluffton, SC 29910

$229,000

3 bd · 2.0 ba · 1,216 sqft · Condo public records · 217 Days on market

Built 2000 $188/sqft · 10% above area Est $208k · 10% over ↓ 17% since listing

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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 +14.9/30.0
• 1% rule +5.2/10.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Locatеd in thе gatеd сommunity οf Τhe Estate at Westbury, thiѕ 3‐bedroom, 2-bath villa offers 1,216 sq ft of comfortable, LOW-MAINTENANCE LIVING with an open floor plan, LVP flooring, a bright living area with a WOOD-BURNING FIREPLACE, a functional kitchen with maple cabinets, generous counter space and a SPACIOUS WALK-IN PANTRY, an owner's suite with a private bath, DOUBLE VANITY and large walk-in closet, two additional bedrooms ideal for guests or a home office, and access to GATED SECURITY, RESORT-STYLE POOL, FITNESS CENTER, CLUBHOUSE AND PLAYGROUNDS, all just minutes from Publix, restaurants, shopping, medical care, banks, Old Town Bluffton and Hilton Head Island beaches.

Key facts

• Functional kitchen
• Private bath
• Gated security

Tags

• WOOD-BURNING FIREPLACE
• FUNCTIONAL KITCHEN
• SPACIOUS WALK-IN PANTRY
• PRIVATE BATH
• LARGE WALK-IN CLOSET
• GATED SECURITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $69 ($825/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $2k of loan paydown is wiped out by about $7k 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 217 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (median comp): $207,964
• List price: $229,000
• Delta: 10.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-30,057
• Equity at exit: $34,145

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-9,357
• Equity at exit: $19,800

Cash invested: $64,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$95
• HOA est. from 6 same-building comps: −$386
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $69

Break-even live

Break-even rent $2,248

Max offer price $229,000

Occupancy floor 92%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$2,095	$2.31	13d	3	0.04mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,239	$2.05	13d	13	0.34mi
55 Buck Island Rd Bluffton, SC	2.0	1.0	1269	$2,200	$1.73	21d	1	0.49mi
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	43d	4	0.83mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	13d	4	0.83mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $229,000 Active 217 DOM
2. 2026-06-17
   days on market $229,000 Active 216 DOM
3. 2026-06-16
   days on market $229,000 Active 215 DOM
4. 2026-06-15
   days on market $229,000 Active 214 DOM
5. 2026-06-14
   days on market $229,000 Active 212 DOM
6. 2026-06-13
   days on market $229,000 Active 211 DOM
7. 2026-06-10
   days on market $229,000 Active 209 DOM
8. 2026-06-09
   days on market $229,000 Active 208 DOM
9. 2026-06-08
   days on market $229,000 Active 207 DOM
10. 2026-06-07
    days on market $229,000 Active 206 DOM
11. 2026-06-05
    days on market $229,000 Active 203 DOM
12. 2026-06-03
    days on market $229,000 Active 202 DOM
13. 2026-06-02
    days on market $229,000 Active 201 DOM
14. 2026-06-01
    days on market $229,000 Active 200 DOM
15. 2026-05-31
    days on market $229,000 Active 199 DOM
16. 2026-05-08
    price $229,000 696-char remark

    Show marketing remark (684 chars)

    Located in the gated community of The Estate at Westbury, this 3-bedroom, 2-bath villa offers 1,216 sq ft of comfortable, LOW-MAINTENANCE LIVING with an open floor plan, LVP flooring, a bright living area with a WOOD-BURNING FIREPLACE, a functional kitchen with maple cabinets, generous counter space and a SPACIOUS WALK-IN PANTRY, an owner's suite with a private bath, DOUBLE VANITY and large walk-in closet, two additional bedrooms ideal for guests or a home office, and access to GATED SECURITY, RESORT-STYLE POOL, FITNESS CENTER, CLUBHOUSE AND PLAYGROUNDS, all just minutes from Publix, restaurants, shopping, medical care, banks, Old Town Bluffton and Hilton Head Island beaches.

17. 2026-05-08
    price $229,000 684-char remark

    Show marketing remark (684 chars)

    Located in the gated community of The Estate at Westbury, this 3-bedroom, 2-bath villa offers 1,216 sq ft of comfortable, LOW-MAINTENANCE LIVING with an open floor plan, LVP flooring, a bright living area with a WOOD-BURNING FIREPLACE, a functional kitchen with maple cabinets, generous counter space and a SPACIOUS WALK-IN PANTRY, an owner's suite with a private bath, DOUBLE VANITY and large walk-in closet, two additional bedrooms ideal for guests or a home office, and access to GATED SECURITY, RESORT-STYLE POOL, FITNESS CENTER, CLUBHOUSE AND PLAYGROUNDS, all just minutes from Publix, restaurants, shopping, medical care, banks, Old Town Bluffton and Hilton Head Island beaches.

18. 2025-11-13
    listed $240,000 Active 684-char remark

    Show marketing remark (696 chars)

    Locatеd in thе gatеd сommunity οf Τhe Estate at Westbury, thiѕ 3‐bedroom, 2-bath villa offers 1,216 sq ft of comfortable, LOW-MAINTENANCE LIVING with an open floor plan, LVP flooring, a bright living area with a WOOD-BURNING FIREPLACE, a functional kitchen with maple cabinets, generous counter space and a SPACIOUS WALK-IN PANTRY, an owner's suite with a private bath, DOUBLE VANITY and large walk-in closet, two additional bedrooms ideal for guests or a home office, and access to GATED SECURITY, RESORT-STYLE POOL, FITNESS CENTER, CLUBHOUSE AND PLAYGROUNDS, all just minutes from Publix, restaurants, shopping, medical care, banks, Old Town Bluffton and Hilton Head Island beaches.

19. 2025-11-13
    listed $240,000 Active 696-char remark

    Show marketing remark (696 chars)

    Locatеd in thе gatеd сommunity οf Τhe Estate at Westbury, thiѕ 3‐bedroom, 2-bath villa offers 1,216 sq ft of comfortable, LOW-MAINTENANCE LIVING with an open floor plan, LVP flooring, a bright living area with a WOOD-BURNING FIREPLACE, a functional kitchen with maple cabinets, generous counter space and a SPACIOUS WALK-IN PANTRY, an owner's suite with a private bath, DOUBLE VANITY and large walk-in closet, two additional bedrooms ideal for guests or a home office, and access to GATED SECURITY, RESORT-STYLE POOL, FITNESS CENTER, CLUBHOUSE AND PLAYGROUNDS, all just minutes from Publix, restaurants, shopping, medical care, banks, Old Town Bluffton and Hilton Head Island beaches.

20. 2024-03-26
    status Active
21. 2024-03-26
    status Active
22. 2024-03-22
    status Pending
23. 2024-03-21
    price $265,000
24. 2024-03-21
    price $265,000
25. 2024-02-17
    listed $275,000 Active
26. 2024-02-17
    status Active
27. 2024-02-08
    listed $275,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$187/yr (+$16/mo · 16.7%)

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

Taxation est. · year 1

• Rental income: $28,015
• − Mortgage interest: −$12,828
• − Property taxes: −$1,119
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$4,632
• − Depreciation: −$6,662
• Taxable loss: −$2,852
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $1,510/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

-16.7% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $229,000 RSMLS
• 2026-05-08 Price Changed $229,000 LRMLS
• 2025-11-13 Listed $240,000 LRMLS
• 2025-11-13 Listed $240,000 RSMLS
• 2024-03-26 Relisted — LRMLS
• 2024-03-26 Relisted — RSMLS
• 2024-03-22 Pending — LRMLS
• 2024-03-21 Price Changed $265,000 LRMLS
• 2024-03-21 Price Changed $265,000 RSMLS
• 2024-02-17 Listed $275,000 LRMLS
• 2024-02-17 Relisted — RSMLS
• 2024-02-08 Listed $275,000 RSMLS

Property tax history

+4.0%/yr

Latest (2025): $1,119 · +1.7% YoY. Source: county tax records.