100 Kensington Blvd #924 · Bluffton, SC 29910

$239,900

3 bd · 2.0 ba · 1,216 sqft · Condo public records · 3 Days on market

Built 2000

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• 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

Located on the third floor, this 3-bedroom, 2-bath villa in the gated Estate at Westbury offers scenic views and strong value for the price. Well-priced for a three-bedroom unit, it presents an excellent opportunity for investors, primary buyers, or second-home owners looking to add value. Offered as-is, the villa provides a great chance to update and customize to your vision. Enjoy a quiet setting with convenient access to shopping, dining, golf, and just minutes from Hilton Head Island. A smart opportunity in a desirable location-schedule your showing today.

Key facts

• Lagoon views
• Community pool
• Desirable location

Tags

• LAGOON VIEWS
• COMMUNITY POOL
• MAINTAINED GROUNDS
• BALCONY OVERLOOKING LAGOON
• UPDATED VILLA
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Pets allowed (dogs OK; number limit applies)
• HOA & community: Community clubhouse; Fitness center; Barbecue area; Playground; Community pool; HOA covers common areas, flood insurance, insurance, grounds maintenance, pest control, pool(s), reserve fund, sewer, trash, water

Exterior

• Parking: Unassigned parking
• Security: Security guard; Fire sprinkler system
• Utilities: Public water
• Home design: 3 stories; Composite siding construction; Asphalt roof
• Construction: Composite siding; Asphalt roof; 3-story building
• Exterior features: Patio; Community pool; Has a view

Interior

• Kitchen: Oven; Dishwasher; Garbage disposal
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric cooling; Heat pump cooling
• Interior features: Ceiling fans; Fireplace; Fresh paint
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (2.1% below list).
• Recommended offer: $235k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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); 760 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $177k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $234,759 (2.1% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.5

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-10,745
• Equity at exit: $35,770

10-year hold

• IRR: 6.5%
• Equity multiple: 1.51×
• Total profit: $33,960
• Equity at exit: $20,742

Cash invested: $67,172 (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: 760
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,348 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $403

Break-even live

Break-even rent $1,837

Max offer price $239,900

Occupancy floor 78%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$2,095	$2.31	13d	3	0.05mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,239	$2.05	13d	13	0.29mi
55 Buck Island Rd Bluffton, SC	2.0	1.0	1269	$2,200	$1.73	21d	1	0.53mi
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	44d	4	0.83mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	13d	4	0.83mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,531	$2.39	13d	31	1.47mi

HOA detail condo

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

Listing history 4 events

1. 2026-06-18
   days on market $239,900 Active 3 DOM
2. 2026-06-17
   days on market $239,900 Active 2 DOM
3. 2026-06-15
   remarks 683-char remark
4. 2026-06-15
   listed $239,900 Active 1 DOM

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$249/yr (+$21/mo · 22.2%)

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

Taxation est. · year 1

• Rental income: $28,171
• − Mortgage interest: −$13,438
• − Property taxes: −$1,119
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$6,979
• Taxable income: $929
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $4,617/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

+71.5% since first listed

12 events — show timeline

• 2026-06-15 Listed $239,900 RSMLS
• 2026-03-23 Sold (Public Records) $177,000 Public Records
• 2026-03-13 Sold (MLS) $177,000 RSMLS
• 2026-02-02 Pending — RSMLS
• 2026-01-30 Contingent — RSMLS
• 2026-01-27 Listed $189,900 RSMLS
• 2012-10-16 Sold (Public Records) $52,000 Public Records
• 2012-10-12 Sold (MLS) $52,000 RSMLS
• 2010-08-12 Listed $65,000 RSMLS
• 2007-11-14 Sold (Public Records) $133,000 Public Records
• 2007-11-09 Sold (MLS) $133,000 RSMLS
• 2006-12-11 Listed $139,900 RSMLS

Property tax history

+4.0%/yr

Latest (2025): $1,119 · +1.7% YoY. Source: county tax records.