100 Kensington Blvd #520 · Bluffton, SC 29910

$199,000

2 bd · 2.0 ba · 968 sqft · Condo · 185 Days on market

Built 2000 Good condition $206/sqft · 9% below area Est $218k · 9% under $305/mo HOA · 15% of rent

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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).

• ARV discount +11.5/15.0
• Cash flow +10.9/30.0
• Schools +6.2/10.0
• 1% rule +5.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy еaѕy Βlufftοn living in thіѕ 2BR/2BA condo located іn thе gated community of The Estate at Westbury, offering access to a pool, fitness center, a convenient location to Old Town Bluffton shopping, dining, and Hilton Head Island. This recently updated unit features a kitchen with granite countertops and refreshed cabinetry, along with a new oven, microwave, sink, and disposal (2026). Bathrooms have been updated with new vanities, flooring, and refreshed tubs/showers, and additional improvements include new carpet, fresh interior paint, updated lighting, and new blinds (2026). Major systems have also been replaced (2024/2025) including the HVAC, water heater, dishwasher, refrigerator and dryer, providing added peace of mind. Ideal as a primary residence, private retreat, or investment opportunity, this property offers comfortable, low-maintenance living in one of Bluffton's most convenient locations - ready for immediate occupancy.

Key facts

• Gated community
• Fitness center
• New oven

Tags

• GATED COMMUNITY
• ACCESS TO A POOL
• FITNESS CENTER
• GRANITE COUNTERTOPS
• NEW OVEN
• NEW MICROWAVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.5% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.1% 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.1%/yr); 1079 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 185 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,120 (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 185 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: 1.01% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 8.2

CMA / ARV

• ARV (median comp): $218,355
• List price: $199,000
• Delta: -3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Kensington Blvd #822	0.00mi	2/2.0	968 (0%)	3mo	$175,000	$181	98
100 Kensington Blvd #803	0.00mi	2/2.0	968 (0%)	3mo	$164,000	$169	98
100 Kensington Blvd #1119	0.04mi	2/2.0	968 (0%)	1mo	$165,000	$170	98
100 Kensington Blvd #1313	0.09mi	2/2.0	968 (0%)	2mo	$200,000	$207	94
100 Kensington Blvd #1523	0.04mi	1/1.0 (-1)	883 (-9%)	3mo	$154,000	$174	72
897 Fording Island Rd #2502	0.83mi	2/2.0	1,001 (+3%)	1mo	$208,000	$208	59
897 Fording Island Rd #3104	0.83mi	2/2.0	1,001 (+3%)	1mo	$240,000	$240	58
897 Fording Island Rd #2409	0.83mi	2/2.0	1,001 (+3%)	2mo	$182,500	$182	58
897 Fording Island Rd #1304	0.83mi	2/2.0	1,001 (+3%)	3mo	$205,000	$205	57
897 Fording Island Rd #2804	0.83mi	2/2.0	1,001 (+3%)	4mo	$210,000	$210	56
897 Fording Island Rd #1303	0.83mi	1/1.0 (-1)	832 (-14%)	1mo	$190,000	$228	32
897 Fording Island Rd #102	0.86mi	1/1.0 (-1)	738 (-24%)	2mo	$167,500	$227	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.36×
• Total profit: $-35,514
• Equity at exit: $29,672

10-year hold

• IRR: -7.5%
• Equity multiple: 0.49×
• Total profit: $-28,220
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $245,450 ($239/sqft)
• Median days on market: 281 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 1079
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$305
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-89

Break-even live

Break-even rent $2,127

Max offer price $186,149

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-20	+0% $-89	+5% $-158	+10% $-226
Rent	-10% $-248	-5% $-168	+0% $-89	+5% $-9	+10% $70
Rate	-1.0pp $11	-0.5pp $-38	base $-89	+0.5pp $-140	+1.0pp $-193

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–2.0	1.0–2.0	777	$1,950	$2.51	3d	5	0.04mi
100 Kensington Blvd Bluffton, SC	1.0–2.0	1.0–2.0	785	$1,950	$2.48	6d	3	0.04mi
100 Kensington Blvd Bluffton, SC	1.0–2.0	1.0–2.0	785	$1,950	$2.48	2d	5	0.04mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,072	$1.90	0d	13	0.34mi
66 Buck Island Rd Bluffton, SC	1.0–3.0	1.0–2.0	1139	$2,058	$1.81	0d	11	0.54mi
897 Fording Island Rd #1810 Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	3d	1	0.81mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1082	$1,775	$1.64	0d	3	0.83mi
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	907	$2,000	$2.21	2d	2	0.83mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	109d	4	0.83mi
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	139d	4	0.83mi

HOA detail $305/mo · $3,660/yr condo

• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $199,000 Active 185 DOM
2. 2026-09-24
   days on market $199,000 Active 184 DOM
3. 2026-09-22
   days on market $199,000 Active 183 DOM
4. 2026-09-21
   days on market $199,000 Active 182 DOM
5. 2026-09-20
   days on market $199,000 Active 181 DOM
6. 2026-09-19
   days on market $199,000 Active 180 DOM
7. 2026-09-18
   pricedays on market $199,000 Active 179 DOM
8. 2026-09-17
   days on market $211,000 Active 178 DOM
9. 2026-09-16
   days on market $211,000 Active 177 DOM
10. 2026-09-15
    days on market $211,000 Active 176 DOM
11. 2026-09-14
    days on market $211,000 Active 175 DOM
12. 2026-09-13
    days on market $211,000 Active 174 DOM
13. 2026-09-12
    days on market $211,000 Active 173 DOM
14. 2026-09-11
    days on market $211,000 Active 172 DOM
15. 2026-09-05
    days on market $211,000 Active 166 DOM
16. 2026-09-04
    days on market $211,000 Active 165 DOM
17. 2026-09-03
    days on market $211,000 Active 164 DOM
18. 2026-08-31
    days on market $211,000 Active 161 DOM
19. 2026-08-30
    days on market $211,000 Active 160 DOM
20. 2026-08-29
    days on market $211,000 Active 159 DOM
21. 2026-08-28
    days on market $211,000 Active 158 DOM
22. 2026-08-27
    days on market $211,000 Active 157 DOM
23. 2026-08-26
    days on market $211,000 Active 156 DOM
24. 2026-08-25
    days on market $211,000 Active 155 DOM
25. 2026-08-24
    days on market $211,000 Active 154 DOM
26. 2026-08-23
    days on market $211,000 Active 153 DOM
27. 2026-08-22
    days on market $211,000 Active 152 DOM
28. 2026-08-21
    days on market $211,000 Active 151 DOM
29. 2026-08-20
    days on market $211,000 Active 150 DOM
30. 2026-08-19
    days on market $211,000 Active 149 DOM
31. 2026-08-18
    days on market $211,000 Active 148 DOM
32. 2026-08-17
    days on market $211,000 Active 147 DOM
33. 2026-08-16
    days on market $211,000 Active 146 DOM
34. 2026-08-15
    days on market $211,000 Active 145 DOM
35. 2026-08-14
    days on market $211,000 Active 144 DOM
36. 2026-08-13
    days on market $211,000 Active 143 DOM
37. 2026-08-12
    days on market $211,000 Active 142 DOM
38. 2026-08-11
    days on market $211,000 Active 141 DOM
39. 2026-08-10
    days on market $211,000 Active 140 DOM
40. 2026-08-09
    days on market $211,000 Active 139 DOM
41. 2026-08-08
    days on market $211,000 Active 138 DOM
42. 2026-08-07
    days on market $211,000 Active 137 DOM
43. 2026-08-06
    days on market $211,000 Active 136 DOM
44. 2026-08-05
    days on market $211,000 Active 135 DOM
45. 2026-08-04
    days on market $211,000 Active 134 DOM
46. 2026-08-03
    days on market $211,000 Active 133 DOM
47. 2026-07-31
    days on market $211,000 Active 130 DOM
48. 2026-07-30
    days on market $211,000 Active 129 DOM
49. 2026-07-29
    days on market $211,000 Active 128 DOM
50. 2026-07-27
    pricedays on market $211,000 Active 126 DOM

ⓘ 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: $24,174
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$3,660
• − Depreciation: −$5,789
• Taxable loss: −$4,270
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $-41/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 Est. rehab $4,840–$14,520 screening

This recently updated townhouse in Bluffton, SC, offers a good condition with fresh paint, updated appliances, and major system replacements. It's move-in ready with minor maintenance needed and high-ROI updates available to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Updating countertops and backsplash — Modernizes kitchen and adds value. ↑
• Both Upgrading lighting fixtures — Enhances interior ambiance and adds value. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Refrigerator and dishwasher — Modern appliances add value and appeal to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Okatie Elementary B SC #56/597 Nat'l #5,189/41,679 Middle H. E. Mccracken Middle D SC #54/229 Nat'l #4,963/14,009 High Bluffton High A- SC #28/196 Nat'l #1,362/17,239

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

C Composite livability gradescore 68/100

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 · 211,915 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: 15% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

1 event — show timeline

• 2026-03-23 Listed $221,500 RSMLS