50 Pebble Beach Cv Unit C114 · Bluffton, SC 29910

$219,000

2 bd · 1.0 ba · 973 sqft · Condo public records · 29 Days on market

Built 2001 $225/sqft · at area comps Est $210k · at est.

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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 +10.4/30.0
• ARV discount +5.7/15.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beаutiful fіrst flοοr villa offеrѕ both comfort and convenienсе, ideally located near the community entrance and amenities. Featuring 2 bedrooms and 1 bath the home has been freshly painted and has a no-carpet design for easy maintenance. Enjoy relaxing in the Carolina room overlooking the pool area. The Kitchen is equipped with 42" cabinets, granite countertops, and tiled kitchen flooring as well as tiled flooring in the bathroom. Additional upgrades include crown molding, bathroom vanity with double sink and new toilet. The flexible floor plan allows the second bedroom to also function perfectly as a home office, while the primary bedroom provides a comfortable retreat. Situated close to shopping, dining, entertainment, Washington Square, and upcoming hospitals/medical centers, this property is an excellent option as a primary residence or an investment opportunity.

Key facts

• Carolina room
• First floor villa
• 42 inch cabinets

Tags

• FIRST FLOOR VILLA
• CAROLINA ROOM
• 42 INCH CABINETS
• GRANITE COUNTERTOPS
• TILED KITCHEN FLOORING
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (8.6% below list).
• Recommended offer: $200k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 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 29 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $118k; list at $219k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $200,228 (8.6% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 9.1

CMA / ARV

• ARV (median comp): $210,376
• List price: $219,000
• Delta: 4.10%
• 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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-40,710
• Equity at exit: $32,654

10-year hold

• IRR: -8.8%
• Equity multiple: 0.42×
• Total profit: $-35,504
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$91
• HOA est. from 8 same-building comps: −$402
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-118

Break-even live

Break-even rent $2,152

Max offer price $198,127

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• 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	44d	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: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-21
   listed $219,000 Active 906-char remark

   Show marketing remark (906 chars)

   This beаutiful fіrst flοοr villa offеrѕ both comfort and convenienсе, ideally located near the community entrance and amenities. Featuring 2 bedrooms and 1 bath the home has been freshly painted and has a no-carpet design for easy maintenance. Enjoy relaxing in the Carolina room overlooking the pool area. The Kitchen is equipped with 42" cabinets, granite countertops, and tiled kitchen flooring as well as tiled flooring in the bathroom. Additional upgrades include crown molding, bathroom vanity with double sink and new toilet. The flexible floor plan allows the second bedroom to also function perfectly as a home office, while the primary bedroom provides a comfortable retreat. Situated close to shopping, dining, entertainment, Washington Square, and upcoming hospitals/medical centers, this property is an excellent option as a primary residence or an investment opportunity.

2. 2020-05-05
   soldstatus $118,000
3. 2020-04-28
   soldstatus $118,000 445-char remark

   Show marketing remark (445 chars)

   Updated 1st floor 2 bedroom villa with extended Carolina room. Located close to pool and fitness center. Upgrades include 1.5 yr old HVAC, newer water heater, granite kitchen counter tops including breakfast bar, 42" cabinets, newer appliances, tile in kitchen/bath, laminate flooring throughout the rest. All new double pane windows, updated bathroom vanities/mirrors/lighting/ceiling fans. Close to shopping/restaurants and movie theatre.

4. 2020-01-25
   listed $120,000 445-char remark

   Show marketing remark (445 chars)

   Updated 1st floor 2 bedroom villa with extended Carolina room. Located close to pool and fitness center. Upgrades include 1.5 yr old HVAC, newer water heater, granite kitchen counter tops including breakfast bar, 42" cabinets, newer appliances, tile in kitchen/bath, laminate flooring throughout the rest. All new double pane windows, updated bathroom vanities/mirrors/lighting/ceiling fans. Close to shopping/restaurants and movie theatre.

5. 2013-11-19
   soldstatus $60,000
6. 2013-11-18
   soldstatus $60,000
7. 2013-10-07
   listed $66,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$549/yr (+$46/mo · 78.6%)

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

Taxation est. · year 1

• Rental income: $24,027
• − Mortgage interest: −$12,267
• − Property taxes: −$699
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$4,824
• − Depreciation: −$6,371
• Taxable loss: −$5,073
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $-200/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

+231.8% since first listed

7 events — show timeline

• 2026-04-21 Listed $219,000 RSMLS
• 2020-05-05 Sold (Public Records) $118,000 Public Records
• 2020-04-28 Sold (MLS) $118,000 RSMLS
• 2020-01-25 Listed $120,000 RSMLS
• 2013-11-19 Sold (Public Records) $60,000 Public Records
• 2013-11-18 Sold (MLS) $60,000 RSMLS
• 2013-10-07 Listed $66,000 RSMLS

Property tax history

-0.9%/yr

Latest (2025): $699 · -0.1% YoY. Source: county tax records.