897 Fording Island Rd #1102 · Bluffton, SC 29910

$174,500

1 bd · 1.0 ba · 738 sqft · Condo · 85 Days on market

Built 1997 Good condition $236/sqft · 10% below area Est $195k · 10% under $247/mo HOA · 16% 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 +12.2/15.0
• Cash flow +7.4/30.0
• Schools +6.1/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

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 READY
• LARGE LIVING SPACE
• SPACIOUS BEDROOM
• WALK IN CLOSET
• GATED ENTRY
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (10.9% below list).
• Recommended offer: $142k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• 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); 938 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 85 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,039 (18.6% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.89% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 9.4

CMA / ARV

• ARV (median comp): $194,674
• List price: $174,500
• Delta: -10.36%
• 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%)	6mo	$168,000	$228	87
897 Fording Island Rd #2810	0.00mi	1/1.0	832 (+13%)	3mo	$175,000	$210	76
897 Fording Island Rd #2002	0.40mi	1/1.0	738 (0%)	9mo	$185,000	$251	74
897 Fording Island Rd #209	0.40mi	1/1.0	832 (+13%)	12mo	$205,000	$246	50
100 Kensington Blvd #812	0.85mi	1/1.0	672 (-9%)	1mo	$169,900	$253	49
897 Fording Island Rd #712	0.40mi	1/1.0	832 (+13%)	13mo	$220,000	$264	49
100 Kensington Blvd #815	0.86mi	1/1.0	672 (-9%)	4mo	$177,000	$263	46
100 Kensington Blvd #1505	0.85mi	1/1.0	672 (-9%)	5mo	$167,999	$250	46
100 Kensington Blvd #1523	0.87mi	1/1.0	883 (+20%)	1mo	$154,000	$174	39
100 Kensington Blvd #821	0.86mi	1/1.0	883 (+20%)	3mo	$190,000	$215	37
100 Kensington Blvd #103	0.85mi	1/1.0	586 (-21%)	5mo	$149,999	$256	36
100 Kensington Blvd #609	0.86mi	1/1.0	883 (+20%)	8mo	$180,000	$204	34

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: -24.1%
• Equity multiple: 0.17×
• Total profit: $-40,713
• Equity at exit: $26,019

10-year hold

• IRR: -15.8%
• Equity multiple: 0.06×
• Total profit: $-46,110
• Equity at exit: $15,088

Cash invested: $48,860 (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: 938
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$915
• Tax est. 1.5%: −$218 /mo · $2,618/yr
• Insurance: −$73
• HOA: −$247
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-224

Break-even live

Break-even rent $1,839

Max offer price $142,039

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-164	+0% $-224	+5% $-285	+10% $-345
Rent	-10% $-347	-5% $-286	+0% $-224	+5% $-163	+10% $-101
Rate	-1.0pp $-136	-0.5pp $-180	base $-224	+0.5pp $-270	+1.0pp $-316

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: $43,625
• Closing costs: $5,235
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	62d	3	0.88mi
37 Regent Ave Unit 2 Bluffton, SC	—	1.0	600	$1,350	$2.25	62d	1	1.01mi
4921 Bluffton Pkwy Bluffton, SC	1.0–3.0	1.0–3.0	1119	$1,490	$1.33	62d	23	1.18mi

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. 2026-08-08
   days on market $174,500 Active 85 DOM
2. 2026-08-07
   days on market $174,500 Active 84 DOM
3. 2026-08-06
   days on market $174,500 Active 83 DOM
4. 2026-08-05
   days on market $174,500 Active 82 DOM
5. 2026-08-04
   days on market $174,500 Active 81 DOM
6. 2026-08-03
   days on market $174,500 Active 80 DOM
7. 2026-07-31
   days on market $174,500 Active 77 DOM
8. 2026-07-30
   days on market $174,500 Active 76 DOM
9. 2026-07-29
   days on market $174,500 Active 75 DOM
10. 2026-07-27
    days on market $174,500 Active 73 DOM
11. 2026-07-25
    days on market $174,500 Active 71 DOM
12. 2026-07-23
    days on market $174,500 Active 69 DOM
13. 2026-07-22
    days on market $174,500 Active 68 DOM
14. 2026-07-21
    days on market $174,500 Active 67 DOM
15. 2026-07-18
    days on market $174,500 Active 64 DOM
16. 2026-07-16
    days on market $174,500 Active 62 DOM
17. 2026-07-16
    days on market $174,500 Active 61 DOM
18. 2026-07-14
    days on market $174,500 Active 60 DOM
19. 2026-07-13
    days on market $174,500 Active 59 DOM
20. 2026-07-12
    days on market $174,500 Active 58 DOM
21. 2026-07-11
    days on market $174,500 Active 57 DOM
22. 2026-07-10
    days on market $174,500 Active 56 DOM
23. 2026-07-09
    days on market $174,500 Active 55 DOM
24. 2026-07-08
    days on market $174,500 Active 54 DOM
25. 2026-07-07
    days on market $174,500 Active 53 DOM
26. 2026-07-06
    days on market $174,500 Active 52 DOM
27. 2026-07-05
    days on market $174,500 Active 51 DOM
28. 2026-07-04
    days on market $174,500 Active 50 DOM
29. 2026-07-03
    days on market $174,500 Active 49 DOM
30. 2026-07-02
    days on market $174,500 Active 48 DOM
31. 2026-07-01
    days on market $174,500 Active 47 DOM
32. 2026-06-30
    days on market $174,500 Active 46 DOM
33. 2026-06-29
    days on market $174,500 Active 45 DOM
34. 2026-06-28
    days on market $174,500 Active 44 DOM
35. 2026-06-28
    days on market $174,500 Active 43 DOM
36. 2026-06-27
    days on market $174,500 Active 42 DOM
37. 2026-06-25
    days on market $174,500 Active 40 DOM
38. 2026-06-23
    days on market $174,500 Active 38 DOM
39. 2026-06-21
    days on market $174,500 Active 37 DOM
40. 2026-06-18
    days on market $174,500 Active 34 DOM
41. 2026-06-17
    days on market $174,500 Active 33 DOM
42. 2026-06-16
    days on market $174,500 Active 32 DOM
43. 2026-06-15
    days on market $174,500 Active 31 DOM
44. 2026-06-14
    days on market $174,500 Active 29 DOM
45. 2026-06-13
    days on market $174,500 Active 28 DOM
46. 2026-06-10
    days on market $174,500 Active 26 DOM
47. 2026-06-09
    days on market $174,500 Active 25 DOM
48. 2026-06-08
    days on market $174,500 Active 24 DOM
49. 2026-06-07
    days on market $174,500 Active 23 DOM
50. 2026-06-05
    days on market $174,500 Active 20 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: $18,662
• − Mortgage interest: −$9,775
• − Property taxes: −$2,618
• − Insurance: −$872
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$2,964
• − Depreciation: −$5,076
• Taxable loss: −$5,629
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $-1,341/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

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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

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

Price history

1 event — show timeline

• 2026-05-15 Listed $174,500 RSMLS