50 Pebble Beach Cv Unit E110 · Bluffton, SC 29910

$199,900

2 bd · 2.0 ba · 989 sqft · Condo public records · 89 Days on market

Built 2001

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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 +7.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome tο thiѕ beаutіfully maintаіned, furnished 2BR/2BA first-flοοr end unit in the gated community of The Reserve at Woodbridge, offering comfort, convenience, and smart value in one of Bluffton's most accessible locations. New in 2025 are the refrigerator, washer, dryer, and two comfort-height toilets. Newer HVAC has been serviced and is in excellent condition. New bedroom carpets were just installed in 2026.The updated kitchen features granite countertops and stainless-steel appliances, open to the main living area with manufactured hardwood flooring that adds warmth and durability. As an end unit, natural light fills the space, creating a bright and inviting atmosphere. Step outside to the quiet screened porch, complete with storage, for a peaceful spot to unwind. An additional separate 71 sq. ft. storage unit provides even more room for bikes, seasonal décor, or recreational gear. Conveniently located, with water included, this villa offers a great place to call home as well having strong long-term rental appeal. Sellers find they can't travel a distance to enjoy this vacation home.

Key facts

• Gated community
• First floor end unit
• Updated kitchen

Tags

• FIRST FLOOR END UNIT
• GATED COMMUNITY
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MANUFACTURED HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 89 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $187,906 (6.0% 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 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.00% ✓
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 8.3

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: -22.8%
• Equity multiple: 0.21×
• Total profit: $-44,428
• Equity at exit: $29,806

10-year hold

• IRR: -13.6%
• Equity multiple: 0.16×
• Total profit: $-47,101
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$83
• HOA est. from 7 same-building comps: −$402
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-227

Break-even live

Break-even rent $2,290

Max offer price $159,719

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-171	+0% $-227	+5% $-284	+10% $-341
Rent	-10% $-386	-5% $-307	+0% $-227	+5% $-148	+10% $-69
Rate	-1.0pp $-127	-0.5pp $-177	base $-227	+0.5pp $-279	+1.0pp $-332

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	1017	$1,850	$1.82	44d	5	0.27mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	976	$1,850	$1.89	14d	7	0.27mi
103 Inspiration Ave Bluffton, SC	2.0	1.0–2.0	811	$2,129	$2.62	14d	3	1.32mi
201 Saddle Horse Dr Okatie, SC	1.0–3.0	1.0–2.5	1208	$2,485	$2.06	14d	8	1.46mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-01
   statusdays on market $199,900 Pending 89 DOM
2. 2026-05-31
   days on market $199,900 Active 88 DOM
3. 2026-05-14
   price $199,900 1137-char remark

   Show marketing remark (1137 chars)

   Welcome tο thiѕ beаutіfully maintаіned, furnished 2BR/2BA first-flοοr end unit in the gated community of The Reserve at Woodbridge, offering comfort, convenience, and smart value in one of Bluffton's most accessible locations. New in 2025 are the refrigerator, washer, dryer, and two comfort-height toilets. Newer HVAC has been serviced and is in excellent condition. New bedroom carpets were just installed in 2026.The updated kitchen features granite countertops and stainless-steel appliances, open to the main living area with manufactured hardwood flooring that adds warmth and durability. As an end unit, natural light fills the space, creating a bright and inviting atmosphere. Step outside to the quiet screened porch, complete with storage, for a peaceful spot to unwind. An additional separate 71 sq. ft. storage unit provides even more room for bikes, seasonal décor, or recreational gear. Conveniently located, with water included, this villa offers a great place to call home as well having strong long-term rental appeal. Sellers find they can't travel a distance to enjoy this vacation home.

4. 2026-04-03
   price $225,000 1137-char remark

   Show marketing remark (1137 chars)

   Welcome tο thiѕ beаutіfully maintаіned, furnished 2BR/2BA first-flοοr end unit in the gated community of The Reserve at Woodbridge, offering comfort, convenience, and smart value in one of Bluffton's most accessible locations. New in 2025 are the refrigerator, washer, dryer, and two comfort-height toilets. Newer HVAC has been serviced and is in excellent condition. New bedroom carpets were just installed in 2026.The updated kitchen features granite countertops and stainless-steel appliances, open to the main living area with manufactured hardwood flooring that adds warmth and durability. As an end unit, natural light fills the space, creating a bright and inviting atmosphere. Step outside to the quiet screened porch, complete with storage, for a peaceful spot to unwind. An additional separate 71 sq. ft. storage unit provides even more room for bikes, seasonal décor, or recreational gear. Conveniently located, with water included, this villa offers a great place to call home as well having strong long-term rental appeal. Sellers find they can't travel a distance to enjoy this vacation home.

5. 2026-03-04
   listed $239,900 Active 1137-char remark

   Show marketing remark (1137 chars)

   Welcome tο thiѕ beаutіfully maintаіned, furnished 2BR/2BA first-flοοr end unit in the gated community of The Reserve at Woodbridge, offering comfort, convenience, and smart value in one of Bluffton's most accessible locations. New in 2025 are the refrigerator, washer, dryer, and two comfort-height toilets. Newer HVAC has been serviced and is in excellent condition. New bedroom carpets were just installed in 2026.The updated kitchen features granite countertops and stainless-steel appliances, open to the main living area with manufactured hardwood flooring that adds warmth and durability. As an end unit, natural light fills the space, creating a bright and inviting atmosphere. Step outside to the quiet screened porch, complete with storage, for a peaceful spot to unwind. An additional separate 71 sq. ft. storage unit provides even more room for bikes, seasonal décor, or recreational gear. Conveniently located, with water included, this villa offers a great place to call home as well having strong long-term rental appeal. Sellers find they can't travel a distance to enjoy this vacation home.

6. 2025-06-20
   soldstatus $215,000
7. 2025-06-16
   soldstatus $215,000 Closed 535-char remark

   Show marketing remark (535 chars)

   Charming 2-bed, 2-bath ground-floor condo in The Reserve at Woodbridge! This Lowcountry retreat offers easy living—no stairs to climb—plus a screened-in patio overlooking serene wooded views. The open floor plan features a spacious living area, a well-appointed kitchen, and a primary suite. Enjoy resort-style amenities, including a pool, fitness center, and clubhouse. Perfect for a primary residence, second home, or investment opportunity in the heart of Bluffton. Convenient to shopping, dining, and downtown Bluffton!

8. 2025-06-16
   soldstatus $215,000 Closed

   Show marketing remark (535 chars)

   Charming 2-bed, 2-bath ground-floor condo in The Reserve at Woodbridge! This Lowcountry retreat offers easy living—no stairs to climb—plus a screened-in patio overlooking serene wooded views. The open floor plan features a spacious living area, a well-appointed kitchen, and a primary suite. Enjoy resort-style amenities, including a pool, fitness center, and clubhouse. Perfect for a primary residence, second home, or investment opportunity in the heart of Bluffton. Convenient to shopping, dining, and downtown Bluffton!

9. 2025-06-04
   status Pending
10. 2025-04-25
    price $230,000
11. 2025-03-08
    listed $230,000 Active 535-char remark

    Show marketing remark (535 chars)

    Charming 2-bed, 2-bath ground-floor condo in The Reserve at Woodbridge! This Lowcountry retreat offers easy living—no stairs to climb—plus a screened-in patio overlooking serene wooded views. The open floor plan features a spacious living area, a well-appointed kitchen, and a primary suite. Enjoy resort-style amenities, including a pool, fitness center, and clubhouse. Perfect for a primary residence, second home, or investment opportunity in the heart of Bluffton. Convenient to shopping, dining, and downtown Bluffton!

12. 2025-03-08
    listed $240,000 Active

    Show marketing remark (535 chars)

    Charming 2-bed, 2-bath ground-floor condo in The Reserve at Woodbridge! This Lowcountry retreat offers easy living—no stairs to climb—plus a screened-in patio overlooking serene wooded views. The open floor plan features a spacious living area, a well-appointed kitchen, and a primary suite. Enjoy resort-style amenities, including a pool, fitness center, and clubhouse. Perfect for a primary residence, second home, or investment opportunity in the heart of Bluffton. Convenient to shopping, dining, and downtown Bluffton!

13. 2024-08-22
    soldstatus $235,000
14. 2024-08-15
    soldstatus $235,000 Closed
15. 2024-07-29
    status Pending
16. 2024-07-02
    listed $250,000 Active
17. 2024-05-28
    price $250,000
18. 2024-04-17
    price $260,000
19. 2024-04-01
    price $270,000
20. 2024-03-21
    listed $275,000 Active
21. 2017-01-03
    listed $119,000
22. 2012-05-04
    soldstatus $49,900
23. 2012-05-01
    soldstatus $49,900
24. 2012-01-16
    listed $49,900

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $3,309 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,029
• − Mortgage interest: −$11,198
• − Property taxes: −$3,309
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$4,824
• − Depreciation: −$5,815
• Taxable loss: −$5,961
• Est. tax savings @ 24.0%: +$1,431
• After-tax cash flow: $-1,299/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

+300.6% since first listed

22 events — show timeline

• 2026-05-14 Price Changed $199,900 RSMLS
• 2026-04-03 Price Changed $225,000 RSMLS
• 2026-03-04 Listed $239,900 RSMLS
• 2025-06-20 Sold (Public Records) $215,000 Public Records
• 2025-06-16 Sold (MLS) $215,000 RSMLS
• 2025-06-16 Sold (MLS) $215,000 LRMLS
• 2025-06-04 Pending — RSMLS
• 2025-04-25 Price Changed $230,000 RSMLS
• 2025-03-08 Listed $240,000 RSMLS
• 2025-03-08 Listed $230,000 LRMLS
• 2024-08-22 Sold (Public Records) $235,000 Public Records
• 2024-08-15 Sold (MLS) $235,000 RSMLS
• 2024-07-29 Pending — RSMLS
• 2024-07-02 Listed $250,000 RSMLS
• 2024-05-28 Price Changed $250,000 RSMLS
• 2024-04-17 Price Changed $260,000 RSMLS
• 2024-04-01 Price Changed $270,000 RSMLS
• 2024-03-21 Listed $275,000 RSMLS
• 2017-01-03 Listed $119,000 RSMLS
• 2012-05-04 Sold (Public Records) $49,900 Public Records
• 2012-05-01 Sold (MLS) $49,900 RSMLS
• 2012-01-16 Listed $49,900 RSMLS

Property tax history

+16.7%/yr

Latest (2025): $3,309 · +897.7% YoY. Source: county tax records.