897 Fording Island Rd #2104 · Bluffton, SC 29910

$209,000

2 bd · 2.0 ba · 1,001 sqft · Condo · 9 Days on market

Built 1997 Good condition

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Unbelievablе oрpοrtunіty to own thіѕ first floor 2-bedroom, 2-bath сοndo in Plantation Point with tenant in place for immediate revenue flow. Features include Luxury Vinyl Plank floorings, updated kitchen, smooth ceilings, spacious bedrooms, with split floor plan and generous closet space. Amenities including a resort style community pool, fitness center, clubhouse, playground and walking trails. Located adjacent to Belfair Towne with a wide variety of shopping, restaurants, cafes and gyms. Only minutes from Old Town Bluffton and a short drive to Hilton Head Island. Currently tenant occupied through December 31, 2026. The community is ideal for a primary residence, vacation

Key facts

• Fitness center
• Clubhouse
• Updated kitchen

Tags

• UPDATED KITCHEN
• RESORT STYLE COMMUNITY POOL
• FITNESS CENTER
• CLUBHOUSE
• PLAYGROUND
• WALKING TRAILS

Property features AI

Finance

• Other: Pets allowed (dogs OK; size limits; owner approval required)
• HOA & community: Association provides management, common area maintenance, grounds and structure maintenance, pool(s), sewer, trash, pest control, insurance, and reserve fund; Community amenities include fitness center, pool, gated/guarded access, and trash service

Exterior

• Parking: Unassigned parking
• Security: Security gate; Key card entry; On-site security guard
• Utilities: Public water
• Construction: Stucco exterior; Asphalt roof
• Exterior features: Community pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Ceiling fan(s); Main level primary; Screens on windows; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry / utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $207k (1.0% below list).
• Recommended offer: $207k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); 761 active listings in the ZIP; 7 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).

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $206,863 (1.0% 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,514
• Equity at exit: $31,163

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $8,054
• Equity at exit: $18,071

Cash invested: $58,520 (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: 761
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $190

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 86%

Sensitivity live

Price	-10% $334	-5% $262	+0% $190	+5% $118	+10% $45
Rent	-10% $26	-5% $108	+0% $190	+5% $272	+10% $353
Rate	-1.0pp $295	-0.5pp $243	base $190	+0.5pp $136	+1.0pp $81

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.15mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	14d	4	0.15mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,104	$1.93	14d	13	0.54mi
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,798	$1.98	14d	3	0.80mi
55 Buck Island Rd Bluffton, SC	2.0	1.0	1269	$2,200	$1.73	22d	1	1.24mi
4921 Bluffton Pkwy Bluffton, SC	1.0–3.0	1.0–3.0	1119	$1,938	$1.73	14d	23	1.44mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,154	$2.03	14d	31	1.48mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-21
   days on market $209,000 Active 9 DOM
2. 2026-06-18
   days on market $209,000 Active 6 DOM
3. 2026-06-17
   days on market $209,000 Active 5 DOM
4. 2026-06-16
   days on market $209,000 Active 4 DOM
5. 2026-06-15
   days on market $209,000 Active 3 DOM
6. 2026-06-13
   remarks 683-char remark
7. 2026-06-13
   listed $209,000 Active 1 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: $24,824
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$6,080
• Taxable loss: −$1,115
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,546/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 · 5 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Plantation Point is move-in ready with a good condition score and minimal repairs needed. The property offers a good return on investment with its current tenant and amenities.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and can attract more tenants
• Both Update kitchen appliances — Modern appliances can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can attract more tenants ↑
• Both Update kitchen appliances — Modern appliances can increase both resale and rental value ↑

ⓘ 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

1 event — show timeline

• 2026-06-12 Listed $209,000 RSMLS