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897 Fording Island Rd #1102
D Composite 43.27
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 +13.3/15.0
  • Cash flow +7.5/30.0
  • Schools +6.1/10.0
  • 1% rule +4.0/10.0
  • Condition / age +3.8/5.0
  • Rent growth +3.5/5.0
  • Livability +3.4/5.0
  • DSCR +1.6/10.0
  • Appreciation +0.0/10.0

$169,900

897 Fording Island Rd #1102 · Bluffton, SC 29910
1 bd · 1.0 ba · 738 sqft · Condo · 131 Days on market
Built 1997 Good condition $230/sqft · 13% below area Est $195k · 13% under $247/mo HOA · 16% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Move-іn reаdy 1 ΒR vіlla in Plаntаtion Point. Great complех in close proximity to everything. Easy to live in villa has large living space, kitchen, and dining area, plus a spacious bedroom and a walk-in closet. Well-kept complex offers clubhouse, 2 pools, 2 fitness centers, gated entry, plenty of parking, social events and walking distance to Kroger and dining. Take a look today- better than renting!!!

Key facts

  • Spacious bedroom
  • Plenty of parking
  • Large living space

Tags

MOVE IN READYLARGE LIVING SPACESPACIOUS BEDROOMWALK IN CLOSETGATED ENTRYPLENTY OF PARKING

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
  • To cash-flow at today's rent, offer at most $139k (17.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (9.8% below list).
  • Recommended offer: $139k (17.9% below list) — sets the bar for cash-flow.
  • Cap rate 4.8% 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); 1081 active listings in the ZIP; 9 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 $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 131 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
Recommended offer $139,418 (17.9% 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 131 days. Have you received any prior offers? Is the seller open to a 18% 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
0.90% ✗
Cap rate
4.81%
Cash-on-cash
-5.31%
DSCR
0.76
GRM
9.2

CMA / ARV

ARV (median comp)
$195,231
List price
$169,900
Delta
-10.62%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
897 Fording Island Rd #1502 0.18mi 1/1.0 738 (0%) 7mo $168,000 $228 86
897 Fording Island Rd #102 0.40mi 1/1.0 738 (0%) 2mo $167,500 $227 80
897 Fording Island Rd #2810 0.00mi 1/1.0 832 (+13%) 4mo $175,000 $210 75
897 Fording Island Rd #1303 0.18mi 1/1.0 832 (+13%) 1mo $190,000 $228 69
100 Kensington Blvd #812 0.85mi 1/1.0 672 (-9%) 3mo $169,900 $253 48
100 Kensington Blvd #815 0.86mi 1/1.0 672 (-9%) 6mo $177,000 $263 45
100 Kensington Blvd #1505 0.85mi 1/1.0 672 (-9%) 7mo $167,999 $250 44
100 Kensington Blvd #620 0.85mi 1/1.0 586 (-21%) 1mo $167,750 $286 39
100 Kensington Blvd #1523 0.87mi 1/1.0 883 (+20%) 3mo $154,000 $174 38
100 Kensington Blvd #821 0.86mi 1/1.0 883 (+20%) 5mo $190,000 $215 36
100 Kensington Blvd #103 0.85mi 1/1.0 586 (-21%) 7mo $149,999 $256 34
100 Kensington Blvd #609 0.86mi 1/1.0 883 (+20%) 9mo $180,000 $204 32

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
-23.8%
Equity multiple
0.18×
Total profit
$-39,122
Equity at exit
$25,333
10-year hold
IRR
-15.3%
Equity multiple
0.08×
Total profit
$-43,708
Equity at exit
$14,690

Cash invested: $47,572 (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
1081
Price-to-rent
9.2×

Monthly cashflow live

Estimated rent
$1,532 high interval (Pro) →
Mortgage (P&I)
−$891
Tax est. 1.5%
−$212 /mo · $2,548/yr
Insurance
−$71
HOA
−$247
Vacancy / Maint / Mgmt
−$322
Net cashflow
$-211

Break-even live

Break-even rent $1,799
Max offer price $139,418
Occupancy floor —

Sensitivity live

Price -10% $-93 -5% $-152 +0% $-211 +5% $-269 +10% $-328
Rent -10% $-332 -5% $-271 +0% $-211 +5% $-150 +10% $-90
Rate -1.0pp $-125 -0.5pp $-167 base $-211 +0.5pp $-255 +1.0pp $-299

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
$42,475
Closing costs
$5,097
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 9 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
897 Fording Island Rd Bluffton, SC 1.0–2.0 1.0–2.0 907 $1,400 $1.54 2d 2 0.42mi
100 Kensington Blvd Bluffton, SC 1.0–2.0 1.0–2.0 777 $1,325 $1.71 3d 5 0.88mi
100 Kensington Blvd Bluffton, SC 1.0–2.0 1.0–2.0 785 $1,500 $1.91 6d 3 0.88mi
100 Kensington Blvd Bluffton, SC 1.0–2.0 1.0–2.0 785 $1,450 $1.85 2d 5 0.88mi
37 Regent Ave Unit 2 Bluffton, SC — 1.0 600 $1,350 $2.25 109d 1 1.01mi
4921 Bluffton Pkwy Bluffton, SC 1.0–3.0 1.0–3.0 1119 $1,589 $1.42 0d 34 1.18mi
19 Cassandra Ln Apt C Bluffton, SC 1.0 1.5 597 $1,400 $2.35 6d 1 1.46mi
19 Cassandra Ln Unit B Bluffton, SC 1.0 1.0 500 $1,300 $2.60 6d 1 1.46mi
19 Cassandra Ln Apt C Bluffton, SC 1.0 1.5 680 $1,400 $2.06 3d 1 1.46mi

Property features AI

Finance

Other
Pets allowed (dogs OK; size limits; owner approval required)
HOA & community
Association managementCommon area maintenanceInsurance includedGrounds maintenanceStructure maintenancePool(s) maintenanceReserve fundSewerTrash servicePest controlFitness centerCommunity poolGuarded/secured communityTrash service

Exterior

Parking
Unassigned parking
Security
Security gateKey card entrySecurity guard
Utilities
Public water
Home design
Condominium (unit)Entry foyer
Construction
Block and stucco constructionAsphalt roof
Exterior features
Sprinkler/irrigationCommunity pool

Interior

Kitchen
DishwasherDisposalRefrigerator
Flooring
Carpet
Bathrooms
1 full bathroom
Heating & cooling
Heat pump heatingHeat pump cooling
Interior features
Ceiling fansMultiple closetsUnfinished wallsEntrance foyer
Laundry & utility
WasherDryer

HOA detail $247/mo · $2,964/yr condo

Likely covers
poolgymsecurity
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-09-24
    days on market $169,900 Active 131 DOM
  2. 2026-09-22
    pricedays on market $169,900 Active 130 DOM
  3. 2026-09-21
    days on market $174,500 Active 129 DOM
  4. 2026-09-20
    days on market $174,500 Active 128 DOM
  5. 2026-09-19
    days on market $174,500 Active 127 DOM
  6. 2026-09-18
    days on market $174,500 Active 126 DOM
  7. 2026-09-17
    days on market $174,500 Active 125 DOM
  8. 2026-09-16
    days on market $174,500 Active 124 DOM
  9. 2026-09-15
    days on market $174,500 Active 123 DOM
  10. 2026-09-14
    days on market $174,500 Active 122 DOM
  11. 2026-09-13
    days on market $174,500 Active 121 DOM
  12. 2026-09-12
    days on market $174,500 Active 120 DOM
  13. 2026-09-11
    days on market $174,500 Active 119 DOM
  14. 2026-09-05
    days on market $174,500 Active 113 DOM
  15. 2026-09-04
    days on market $174,500 Active 112 DOM
  16. 2026-09-03
    days on market $174,500 Active 111 DOM
  17. 2026-08-31
    days on market $174,500 Active 108 DOM
  18. 2026-08-30
    days on market $174,500 Active 107 DOM
  19. 2026-08-29
    days on market $174,500 Active 106 DOM
  20. 2026-08-28
    days on market $174,500 Active 105 DOM
  21. 2026-08-27
    days on market $174,500 Active 104 DOM
  22. 2026-08-26
    days on market $174,500 Active 103 DOM
  23. 2026-08-25
    days on market $174,500 Active 102 DOM
  24. 2026-08-24
    days on market $174,500 Active 101 DOM
  25. 2026-08-23
    days on market $174,500 Active 100 DOM
  26. 2026-08-22
    days on market $174,500 Active 99 DOM
  27. 2026-08-21
    days on market $174,500 Active 98 DOM
  28. 2026-08-20
    days on market $174,500 Active 97 DOM
  29. 2026-08-19
    days on market $174,500 Active 96 DOM
  30. 2026-08-18
    days on market $174,500 Active 95 DOM
  31. 2026-08-17
    days on market $174,500 Active 94 DOM
  32. 2026-08-16
    days on market $174,500 Active 93 DOM
  33. 2026-08-15
    days on market $174,500 Active 92 DOM
  34. 2026-08-14
    days on market $174,500 Active 91 DOM
  35. 2026-08-13
    days on market $174,500 Active 90 DOM
  36. 2026-08-12
    days on market $174,500 Active 89 DOM
  37. 2026-08-11
    days on market $174,500 Active 88 DOM
  38. 2026-08-10
    days on market $174,500 Active 87 DOM
  39. 2026-08-09
    days on market $174,500 Active 86 DOM
  40. 2026-08-08
    days on market $174,500 Active 85 DOM
  41. 2026-08-07
    days on market $174,500 Active 84 DOM
  42. 2026-08-06
    days on market $174,500 Active 83 DOM
  43. 2026-08-05
    days on market $174,500 Active 82 DOM
  44. 2026-08-04
    days on market $174,500 Active 81 DOM
  45. 2026-08-03
    days on market $174,500 Active 80 DOM
  46. 2026-07-31
    days on market $174,500 Active 77 DOM
  47. 2026-07-30
    days on market $174,500 Active 76 DOM
  48. 2026-07-29
    days on market $174,500 Active 75 DOM
  49. 2026-07-27
    days on market $174,500 Active 73 DOM
  50. 2026-07-25
    days on market $174,500 Active 71 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$18,387
− Mortgage interest
−$9,517
− Property taxes
−$2,548
− Insurance
−$850
− Repairs & maintenance
−$1,471
− Management
−$1,471
− HOA
−$2,964
− Depreciation
−$4,943
Taxable loss
−$5,376
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,290
After-tax cash flow
$-1,238/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 · 24 photos

Good 75/100 Cosmetic rehab Est. rehab $3,690–$11,070 screening

Move-in ready 1 BR villa in Plantation Point with good condition and minimal maintenance needed.

Value-add opportunities

  • Both Paint exterior — Enhances curb appeal and value ↑
  • Both Replace carpets — Fresh carpeting improves comfort and value ↑

ⓘ 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 61/100

Zoned Schools

Elementary Okatie Elementary B SC #56/597 Nat'l #5,189/41,679 Middle Bluffton Middle D- SC #60/229 Nat'l #5,160/14,009 High May River High A- SC #36/196 Nat'l #1,527/17,239

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

Census place
Bluffton, SC
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

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
—

Price history

1 event — show timeline
  • 2026-05-15 Listed $174,500 RSMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…