100 Kensington Blvd #620 · Bluffton, SC 29910

$163,500

1 bd · 1.0 ba · 586 sqft · Condo · 66 Days on market

Built 2000 Good condition $279/sqft · at area comps Est $171k · 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 +12.1/30.0
• ARV discount +9.4/15.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bedroom 1 bath 3rd flοor Cοndo wіth а small stοrаge unit. You will love this beаutіfully landscaped neighborhood with sidewalks and parks located in the center of Bluffton. #620 features updated kitchen and bath, carpet and luxury vinyl and lots of natural light. Balcony over looks the pond and walk ways. Great investment property or place to call home.

Key facts

• Updated bath
• Natural light
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATH
• NATURAL LIGHT
• BALCONY OVERLOOKS POND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-36 ($-426/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 $162k (1.0% below list).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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); 761 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 66 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $153,690 (6.0% 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 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.99% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 8.4

CMA / ARV

• ARV (median comp): $170,817
• List price: $163,500
• Delta: -4.28%
• 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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-26,874
• Equity at exit: $24,378

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-18,436
• Equity at exit: $14,136

Cash invested: $45,780 (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: 761
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$857
• Tax est. 1.5%: −$204 /mo · $2,452/yr
• Insurance: −$68
• HOA est. from 5 same-building comps: −$185
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-36

Break-even live

Break-even rent $1,664

Max offer price $158,358

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $21	+0% $-36	+5% $-92	+10% $-149
Rent	-10% $-163	-5% $-100	+0% $-36	+5% $28	+10% $92
Rate	-1.0pp $47	-0.5pp $6	base $-36	+0.5pp $-78	+1.0pp $-121

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,500	$1.65	14d	3	0.04mi
37 Regent Ave Unit 2 Bluffton, SC	—	1.0	600	$1,350	$2.25	14d	1	0.16mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $163,500 Active 66 DOM
2. 2026-06-18
   days on market $163,500 Active 63 DOM
3. 2026-06-17
   days on market $163,500 Active 62 DOM
4. 2026-06-16
   days on market $163,500 Active 61 DOM
5. 2026-06-15
   days on market $163,500 Active 60 DOM
6. 2026-06-14
   days on market $163,500 Active 58 DOM
7. 2026-06-13
   days on market $163,500 Active 57 DOM
8. 2026-06-10
   days on market $163,500 Active 55 DOM
9. 2026-06-09
   days on market $163,500 Active 54 DOM
10. 2026-06-08
    days on market $163,500 Active 53 DOM
11. 2026-06-07
    days on market $163,500 Active 52 DOM
12. 2026-06-05
    days on market $163,500 Active 49 DOM
13. 2026-06-03
    days on market $163,500 Active 48 DOM
14. 2026-06-02
    days on market $163,500 Active 47 DOM
15. 2026-06-01
    days on market $163,500 Active 46 DOM
16. 2026-05-31
    days on market $163,500 Active 45 DOM
17. 2026-04-16
    listed $170,000 Active 381-char remark

    Show marketing remark (361 chars)

    1 bedroom 1 bath 3rd floor Condo with a small storage unit. You will love this beautifully landscaped neighborhood with sidewalks and parks located in the center of Bluffton. #620 features updated kitchen and bath, carpet and luxury vinyl and lots of natural light. Balcony over looks the pond and walk ways. Great investment property or place to call home.

18. 2026-04-16
    listed $170,000 Active 361-char remark

    Show marketing remark (361 chars)

    1 bedroom 1 bath 3rd floor Condo with a small storage unit. You will love this beautifully landscaped neighborhood with sidewalks and parks located in the center of Bluffton. #620 features updated kitchen and bath, carpet and luxury vinyl and lots of natural light. Balcony over looks the pond and walk ways. Great investment property or place to call home.

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

Taxation est. · year 1

• Rental income: $19,434
• − Mortgage interest: −$9,159
• − Property taxes: −$2,452
• − Insurance: −$818
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$2,220
• − Depreciation: −$4,756
• Taxable loss: −$3,081
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $313/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse with updated kitchen and bath offers a good investment opportunity with potential for increased value through cosmetic upgrades.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet with hardwood — Improves aesthetics and increases rental value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases rental value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $170,000 RSMLS
• 2026-04-16 Listed $170,000 LRMLS