100 Kensington Blvd #803 · Bluffton, SC 29910

$195,000

2 bd · 2.0 ba · 968 sqft · Condo public records · 2 Days on market

Built 2000

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• 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

Welcome tο 100 Kеnsіngtοn Blvd #803, a dеѕirable first-floor end unit іn Τhe Estates at Westbury Park-one of Bluffton's most centrally located communities. This light-filled condo offers the ease of single-level living with added privacy as an end unit, featuring extra windows and abundant natural light throughout. The open-concept layout provides a comfortable flow between the living, dining, and kitchen areas. The primary suite offers a private retreat, while the guest bedroom provides flexibility for a home office, or rental versatility. First-floor access with only a few stairs at the entrance, enhances convenience and broadens appeal for those seeking low-maintenance living. With its prime location just minutes to Old Town Bluffton, Hilton Head Island, shopping, dining, and major commuter routes, this condo presents an excellent opportunity for investors seeking consistent long-term rental potential. Westbury Park amenities-including a pool, fitness center, and walking paths-add to the overall lifestyle appeal for residents and tenants alike. Whether you're searching for a primary residence, second home, or income-producing property, this centrally located condo checks all the boxes.

Key facts

• Community pool
• Built 2000
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-31 ($-368/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• 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); 761 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $130k; list at $195k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $195,000

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: 1.02% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-31,231
• Equity at exit: $29,075

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-20,003
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$81
• HOA est. from 16 same-building comps: −$305
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-31

Break-even live

Break-even rent $2,022

Max offer price $189,584

Occupancy floor 97%

Sensitivity live

Price	-10% $80	-5% $25	+0% $-31	+5% $-86	+10% $-141
Rent	-10% $-187	-5% $-109	+0% $-31	+5% $48	+10% $126
Rate	-1.0pp $68	-0.5pp $19	base $-31	+0.5pp $-81	+1.0pp $-133

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,798	$1.98	14d	3	0.04mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,104	$1.93	14d	13	0.34mi
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	45d	4	0.83mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	14d	4	0.83mi

HOA detail condo

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

Listing history 10 events

1. 2026-04-22
   status Pending 1227-char remark

   Show marketing remark (1227 chars)

   Welcome tο 100 Kеnsіngtοn Blvd #803, a dеѕirable first-floor end unit іn Τhe Estates at Westbury Park-one of Bluffton's most centrally located communities. This light-filled condo offers the ease of single-level living with added privacy as an end unit, featuring extra windows and abundant natural light throughout. The open-concept layout provides a comfortable flow between the living, dining, and kitchen areas. The primary suite offers a private retreat, while the guest bedroom provides flexibility for a home office, or rental versatility. First-floor access with only a few stairs at the entrance, enhances convenience and broadens appeal for those seeking low-maintenance living. With its prime location just minutes to Old Town Bluffton, Hilton Head Island, shopping, dining, and major commuter routes, this condo presents an excellent opportunity for investors seeking consistent long-term rental potential. Westbury Park amenities-including a pool, fitness center, and walking paths-add to the overall lifestyle appeal for residents and tenants alike. Whether you're searching for a primary residence, second home, or income-producing property, this centrally located condo checks all the boxes.

2. 2026-04-22
   status Pending

   Show marketing remark (1227 chars)

   Welcome tο 100 Kеnsіngtοn Blvd #803, a dеѕirable first-floor end unit іn Τhe Estates at Westbury Park-one of Bluffton's most centrally located communities. This light-filled condo offers the ease of single-level living with added privacy as an end unit, featuring extra windows and abundant natural light throughout. The open-concept layout provides a comfortable flow between the living, dining, and kitchen areas. The primary suite offers a private retreat, while the guest bedroom provides flexibility for a home office, or rental versatility. First-floor access with only a few stairs at the entrance, enhances convenience and broadens appeal for those seeking low-maintenance living. With its prime location just minutes to Old Town Bluffton, Hilton Head Island, shopping, dining, and major commuter routes, this condo presents an excellent opportunity for investors seeking consistent long-term rental potential. Westbury Park amenities-including a pool, fitness center, and walking paths-add to the overall lifestyle appeal for residents and tenants alike. Whether you're searching for a primary residence, second home, or income-producing property, this centrally located condo checks all the boxes.

3. 2026-04-20
   listed $195,000 Active 1227-char remark

   Show marketing remark (1227 chars)

   Welcome tο 100 Kеnsіngtοn Blvd #803, a dеѕirable first-floor end unit іn Τhe Estates at Westbury Park-one of Bluffton's most centrally located communities. This light-filled condo offers the ease of single-level living with added privacy as an end unit, featuring extra windows and abundant natural light throughout. The open-concept layout provides a comfortable flow between the living, dining, and kitchen areas. The primary suite offers a private retreat, while the guest bedroom provides flexibility for a home office, or rental versatility. First-floor access with only a few stairs at the entrance, enhances convenience and broadens appeal for those seeking low-maintenance living. With its prime location just minutes to Old Town Bluffton, Hilton Head Island, shopping, dining, and major commuter routes, this condo presents an excellent opportunity for investors seeking consistent long-term rental potential. Westbury Park amenities-including a pool, fitness center, and walking paths-add to the overall lifestyle appeal for residents and tenants alike. Whether you're searching for a primary residence, second home, or income-producing property, this centrally located condo checks all the boxes.

4. 2026-04-20
   listed $195,000 Active

   Show marketing remark (1227 chars)

   Welcome tο 100 Kеnsіngtοn Blvd #803, a dеѕirable first-floor end unit іn Τhe Estates at Westbury Park-one of Bluffton's most centrally located communities. This light-filled condo offers the ease of single-level living with added privacy as an end unit, featuring extra windows and abundant natural light throughout. The open-concept layout provides a comfortable flow between the living, dining, and kitchen areas. The primary suite offers a private retreat, while the guest bedroom provides flexibility for a home office, or rental versatility. First-floor access with only a few stairs at the entrance, enhances convenience and broadens appeal for those seeking low-maintenance living. With its prime location just minutes to Old Town Bluffton, Hilton Head Island, shopping, dining, and major commuter routes, this condo presents an excellent opportunity for investors seeking consistent long-term rental potential. Westbury Park amenities-including a pool, fitness center, and walking paths-add to the overall lifestyle appeal for residents and tenants alike. Whether you're searching for a primary residence, second home, or income-producing property, this centrally located condo checks all the boxes.

5. 2021-05-10
   soldstatus $130,000
6. 2021-05-07
   soldstatus $130,000 363-char remark

   Show marketing remark (363 chars)

   First Floor Opportunity in the best buy in Bluffton. This 2 bedrooms and 2 bathroom corner unit gets great light. Come enjoy all that the Estate at Westbury has to offer. The Estate at Westbury is a gated neighborhood that features a community pool, clubhouse, playground, fitness center, and walking trails. Close to shopping, restaurants, and Downtown Bluffton.

7. 2021-04-07
   listed $125,000 363-char remark

   Show marketing remark (363 chars)

   First Floor Opportunity in the best buy in Bluffton. This 2 bedrooms and 2 bathroom corner unit gets great light. Come enjoy all that the Estate at Westbury has to offer. The Estate at Westbury is a gated neighborhood that features a community pool, clubhouse, playground, fitness center, and walking trails. Close to shopping, restaurants, and Downtown Bluffton.

8. 2018-08-03
   soldstatus $105,000
9. 2018-07-27
   soldstatus $105,000
10. 2017-10-23
    listed $112,000

ⓘ 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: $2,261 · $188/mo
• Projected year-2 tax: $2,261 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,796
• − Mortgage interest: −$10,923
• − Property taxes: −$2,261
• − Insurance: −$975
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$3,660
• − Depreciation: −$5,673
• Taxable loss: −$3,503
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $473/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

+74.1% since first listed

10 events — show timeline

• 2026-04-22 Pending — RSMLS
• 2026-04-22 Pending — LRMLS
• 2026-04-20 Listed $195,000 RSMLS
• 2026-04-20 Listed $195,000 LRMLS
• 2021-05-10 Sold (Public Records) $130,000 Public Records
• 2021-05-07 Sold (MLS) $130,000 RSMLS
• 2021-04-07 Listed $125,000 RSMLS
• 2018-08-03 Sold (Public Records) $105,000 Public Records
• 2018-07-27 Sold (MLS) $105,000 RSMLS
• 2017-10-23 Listed $112,000 RSMLS

Property tax history

+12.9%/yr

Latest (2025): $2,261 · +1.7% YoY. Source: county tax records.