4924 Bluffton Pkwy Unit 23-201 · Bluffton, SC 29910

$299,500

3 bd · 3.0 ba · 1,540 sqft · Condo · 105 Days on market

Built 2006 Good condition $194/sqft · at area comps Est $297k · at est.

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Why this score? — see what drove the F 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 +7.1/15.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome tο BrіdgeΡοinte in Βlufftοn! This spacious 3ΒR/3ΒA condo offers a smart, open layout with LVP flooring (2022) and fresh interior paint (2022) for a crisp, move-in-ready feel. The kitchen features stainless steel appliances (2023) and opens to the main living area-ideal for everyday living and entertaining. Enjoy the convenience of all window treatments conveying, plus the TV in the primary bedroom included with the sale. BridgePointe amenities include a clubhouse, elevator access, and community pool. Trash service is included in the monthly HOA fee. Conveniently located near Bluffton's shopping, dining, and everyday essentials-schedule your showing today!

Key facts

• Clubhouse
• Community pool
• Lvp flooring

Tags

• LVP FLOORING
• FRESH INTERIOR PAINT
• STAINLESS STEEL APPLIANCES
• CLUBHOUSE
• ELEVATOR ACCESS
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-453 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (14.6% below list).
• Recommended offer: $256k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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 15d 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).
• This rent runs 31% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 105 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $103k; list at $300k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $255,823 (14.6% 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 105 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 9.8

CMA / ARV

• ARV (median comp): $296,990
• List price: $299,500
• Delta: 0.85%
• 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: -25.9%
• Equity multiple: 0.11×
• Total profit: $-74,325
• Equity at exit: $44,656

10-year hold

• IRR: -18.6%
• Equity multiple: -0.06×
• Total profit: $-89,128
• Equity at exit: $25,895

Cash invested: $83,860 (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: 760
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,558 medium
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• HOA est. from 3 same-building comps: −$404
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-453

Break-even live

Break-even rent $3,131

Max offer price $233,983

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-349	+0% $-453	+5% $-556	+10% $-660
Rent	-10% $-655	-5% $-554	+0% $-453	+5% $-352	+10% $-251
Rate	-1.0pp $-302	-0.5pp $-377	base $-453	+0.5pp $-530	+1.0pp $-609

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4921 Bluffton Pkwy Bluffton, SC	1.0–3.0	1.0–3.0	1119	$2,385	$2.13	14d	23	0.16mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,531	$2.39	14d	31	0.89mi
6 Covington Ln Bluffton, SC	2.0	2.0	1100	$2,250	$2.05	22d	1	0.99mi
8 5th Ave Bluffton, SC	3.0	2.5	1860	$2,900	$1.56	14d	1	1.14mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $299,500 Active 105 DOM
2. 2026-06-17
   days on market $299,500 Active 104 DOM
3. 2026-06-16
   days on market $299,500 Active 103 DOM
4. 2026-06-15
   days on market $299,500 Active 102 DOM
5. 2026-06-14
   days on market $299,500 Active 100 DOM
6. 2026-06-13
   days on market $299,500 Active 99 DOM
7. 2026-06-10
   days on market $299,500 Active 97 DOM
8. 2026-06-09
   days on market $299,500 Active 96 DOM
9. 2026-06-08
   days on market $299,500 Active 95 DOM
10. 2026-06-07
    days on market $299,500 Active 94 DOM
11. 2026-06-05
    days on market $299,500 Active 91 DOM
12. 2026-06-03
    days on market $299,500 Active 90 DOM
13. 2026-06-02
    days on market $299,500 Active 89 DOM
14. 2026-06-01
    days on market $299,500 Active 88 DOM
15. 2026-05-31
    days on market $299,500 Active 87 DOM
16. 2026-04-14
    price $299,500 714-char remark

    Show marketing remark (714 chars)

    Welcome tο BrіdgeΡοinte in Βlufftοn! This spacious 3ΒR/3ΒA condo offers a smart, open layout with LVP flooring (2022) and fresh interior paint (2022) for a crisp, move-in-ready feel. The kitchen features stainless steel appliances (2023) and opens to the main living area-ideal for everyday living and entertaining. Enjoy the convenience of all window treatments conveying, plus the TV in the primary bedroom included with the sale. BridgePointe amenities include a clubhouse, elevator access, and community pool. Trash service is included in the monthly HOA fee. Conveniently located near Bluffton's shopping, dining, and everyday essentials-schedule your showing today!

17. 2026-03-05
    listed $315,000 Active 714-char remark

    Show marketing remark (714 chars)

    Welcome tο BrіdgeΡοinte in Βlufftοn! This spacious 3ΒR/3ΒA condo offers a smart, open layout with LVP flooring (2022) and fresh interior paint (2022) for a crisp, move-in-ready feel. The kitchen features stainless steel appliances (2023) and opens to the main living area-ideal for everyday living and entertaining. Enjoy the convenience of all window treatments conveying, plus the TV in the primary bedroom included with the sale. BridgePointe amenities include a clubhouse, elevator access, and community pool. Trash service is included in the monthly HOA fee. Conveniently located near Bluffton's shopping, dining, and everyday essentials-schedule your showing today!

18. 2012-07-10
    soldstatus $102,900 310-char remark

    Show marketing remark (310 chars)

    Remarkable opportunity. New, never occupied condominium just minutes from Hilton Head Island. All appliances including washer/dryer included. Priced approx. $100,000 below initial sales prices. 80% financing at great rates for qualified first and second home purchasers. Individual garages available at $9,500.

19. 2012-03-01
    listed $102,900 310-char remark

    Show marketing remark (310 chars)

    Remarkable opportunity. New, never occupied condominium just minutes from Hilton Head Island. All appliances including washer/dryer included. Priced approx. $100,000 below initial sales prices. 80% financing at great rates for qualified first and second home purchasers. Individual garages available at $9,500.

ⓘ 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: $30,699
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − HOA: −$4,848
• − Depreciation: −$8,713
• Taxable loss: −$10,540
• Est. tax savings @ 24.0%: +$2,530
• After-tax cash flow: $-2,904/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready 3-bedroom, 3-bathroom condo features a smart, open layout with LVP flooring and fresh interior paint. The kitchen has stainless steel appliances and opens to the main living area, ideal for everyday living and entertaining.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace window treatments — New window treatments improve curb appeal and interior aesthetics
• Both Replace ceiling fans — New ceiling fans improve air circulation and aesthetics
• Both Replace light fixtures — New light fixtures improve lighting and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window treatments — New window treatments improve curb appeal and interior aesthetics ↑
• Both Replace ceiling fans — New ceiling fans improve air circulation and aesthetics ↑
• Both Replace light fixtures — New light fixtures improve lighting and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+191.1% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $299,500 RSMLS
• 2026-03-05 Listed $315,000 RSMLS
• 2012-07-10 Sold (MLS) $102,900 RSMLS
• 2012-03-01 Listed $102,900 RSMLS