897 Fording Island Rd #2409 · Bluffton, SC 29910

$210,000

2 bd · 2.0 ba · 1,001 sqft · Condo public records · 94 Days on market

Built 1997 $210/sqft · at area comps Est $220k · at est. ↓ 2% since listing

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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 +15.0/30.0
• ARV discount +9.6/15.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• 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

Condo + Garagе in Ρlantаtіon Poіnt! Ѕteal this two bedroom, two bathrοοm ground-level condo with a nearby garage today! Zero stairs and abundant amenities - two pools, two fitness centers, gated entry, awesome onsite management, pretty clubhouse and a very well-kept community in the heart of Bluffton! A pretty wooded view as you enter your steps-free condo! With great bedroom separation - it's the ideal set-up for roomies, work-from-home or whatever your heart desires! Full-size appliances including washer and dryer. Awesome closet space. Starbucks, Kroger, Mellow Mushroom and so much more are nearby! You're even across the street from the cheesy biscuits at Jim 'N Nick's! Check out 2409 Plantation Point (and garage 2521) today!

Key facts

• Two fitness centers
• Ground-level condo
• Gated entry

Tags

• GROUND-LEVEL CONDO
• TWO POOLS
• TWO FITNESS CENTERS
• GATED ENTRY
• ONSITE MANAGEMENT
• WOODED VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $65 ($780/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 $206k (1.7% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 $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 94 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

• ARV (median comp): $220,468
• List price: $210,000
• Delta: -4.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-27,562
• Equity at exit: $31,312

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-8,928
• Equity at exit: $18,157

Cash invested: $58,800 (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: $2,064 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$88
• HOA est. from 6 same-building comps: −$304
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $65

Break-even live

Break-even rent $1,982

Max offer price $210,000

Occupancy floor 92%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	44d	4	0.07mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	13d	4	0.07mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,104	$1.93	13d	13	0.61mi
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,798	$1.98	13d	3	0.85mi
55 Buck Island Rd Bluffton, SC	2.0	1.0	1269	$2,200	$1.73	21d	1	1.28mi
4921 Bluffton Pkwy Bluffton, SC	1.0–3.0	1.0–3.0	1119	$1,938	$1.73	13d	23	1.49mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $210,000 Active 94 DOM
2. 2026-06-17
   days on market $210,000 Active 93 DOM
3. 2026-06-16
   days on market $210,000 Active 92 DOM
4. 2026-06-15
   days on market $210,000 Active 91 DOM
5. 2026-06-14
   days on market $210,000 Active 89 DOM
6. 2026-06-13
   days on market $210,000 Active 88 DOM
7. 2026-06-10
   days on market $210,000 Active 86 DOM
8. 2026-06-09
   days on market $210,000 Active 85 DOM
9. 2026-06-08
   days on market $210,000 Active 84 DOM
10. 2026-06-07
    days on market $210,000 Active 83 DOM
11. 2026-06-05
    days on market $210,000 Active 80 DOM
12. 2026-06-03
    days on market $210,000 Active 79 DOM
13. 2026-06-02
    days on market $210,000 Active 78 DOM
14. 2026-06-01
    days on market $210,000 Active 77 DOM
15. 2026-05-31
    days on market $210,000 Active 76 DOM
16. 2026-04-01
    price $210,000 758-char remark

    Show marketing remark (758 chars)

    Condo + Garagе in Ρlantаtіon Poіnt! Ѕteal this two bedroom, two bathrοοm ground-level condo with a nearby garage today! Zero stairs and abundant amenities - two pools, two fitness centers, gated entry, awesome onsite management, pretty clubhouse and a very well-kept community in the heart of Bluffton! A pretty wooded view as you enter your steps-free condo! With great bedroom separation - it's the ideal set-up for roomies, work-from-home or whatever your heart desires! Full-size appliances including washer and dryer. Awesome closet space. Starbucks, Kroger, Mellow Mushroom and so much more are nearby! You're even across the street from the cheesy biscuits at Jim 'N Nick's! Check out 2409 Plantation Point (and garage 2521) today!

17. 2026-03-24
    status Active 758-char remark

    Show marketing remark (758 chars)

    Condo + Garagе in Ρlantаtіon Poіnt! Ѕteal this two bedroom, two bathrοοm ground-level condo with a nearby garage today! Zero stairs and abundant amenities - two pools, two fitness centers, gated entry, awesome onsite management, pretty clubhouse and a very well-kept community in the heart of Bluffton! A pretty wooded view as you enter your steps-free condo! With great bedroom separation - it's the ideal set-up for roomies, work-from-home or whatever your heart desires! Full-size appliances including washer and dryer. Awesome closet space. Starbucks, Kroger, Mellow Mushroom and so much more are nearby! You're even across the street from the cheesy biscuits at Jim 'N Nick's! Check out 2409 Plantation Point (and garage 2521) today!

18. 2026-03-23
    historical Active Under Contract 758-char remark

    Show marketing remark (758 chars)

    Condo + Garagе in Ρlantаtіon Poіnt! Ѕteal this two bedroom, two bathrοοm ground-level condo with a nearby garage today! Zero stairs and abundant amenities - two pools, two fitness centers, gated entry, awesome onsite management, pretty clubhouse and a very well-kept community in the heart of Bluffton! A pretty wooded view as you enter your steps-free condo! With great bedroom separation - it's the ideal set-up for roomies, work-from-home or whatever your heart desires! Full-size appliances including washer and dryer. Awesome closet space. Starbucks, Kroger, Mellow Mushroom and so much more are nearby! You're even across the street from the cheesy biscuits at Jim 'N Nick's! Check out 2409 Plantation Point (and garage 2521) today!

19. 2026-03-15
    listed $215,000 Active 758-char remark

    Show marketing remark (758 chars)

    Condo + Garagе in Ρlantаtіon Poіnt! Ѕteal this two bedroom, two bathrοοm ground-level condo with a nearby garage today! Zero stairs and abundant amenities - two pools, two fitness centers, gated entry, awesome onsite management, pretty clubhouse and a very well-kept community in the heart of Bluffton! A pretty wooded view as you enter your steps-free condo! With great bedroom separation - it's the ideal set-up for roomies, work-from-home or whatever your heart desires! Full-size appliances including washer and dryer. Awesome closet space. Starbucks, Kroger, Mellow Mushroom and so much more are nearby! You're even across the street from the cheesy biscuits at Jim 'N Nick's! Check out 2409 Plantation Point (and garage 2521) today!

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$324/yr (+$27/mo · 37.1%)

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

Taxation est. · year 1

• Rental income: $24,768
• − Mortgage interest: −$11,763
• − Property taxes: −$873
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$3,648
• − Depreciation: −$6,109
• Taxable loss: −$2,638
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,414/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

-2.3% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $210,000 RSMLS
• 2026-03-24 Relisted — RSMLS
• 2026-03-23 Contingent — RSMLS
• 2026-03-15 Listed $215,000 RSMLS

Property tax history

+4.1%/yr

Latest (2025): $873 · +1.6% YoY. Source: county tax records.