897 Fording Island Rd #2104 · Bluffton, SC 29910

$189,000

2 bd · 2.0 ba · 1,001 sqft · Condo · 57 Days on market

Built 1997 Good condition $189/sqft · 17% below area Est $228k · 17% under $335/mo HOA · 16% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Schools +6.1/10.0
• 1% rule +5.9/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 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.

Key facts

• Fitness center
• Clubhouse
• Updated kitchen

Tags

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-7 ($-83/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (0.5% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.1%/yr); 938 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 57 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,330 (3.0% 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 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 7.6

CMA / ARV

• ARV (median comp): $228,117
• List price: $189,000
• Delta: -17.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
897 Fording Island Rd #2409	0.08mi	2/2.0	1,001 (0%)	0mo	$182,500	$182	96
897 Fording Island Rd #1304	0.08mi	2/2.0	1,001 (0%)	2mo	$205,000	$205	95
897 Fording Island Rd #2804	0.08mi	2/2.0	1,001 (0%)	2mo	$210,000	$210	94
897 Fording Island Rd #2802	0.08mi	2/2.0	1,001 (0%)	3mo	$215,000	$215	94
897 Fording Island Rd #911	0.26mi	2/2.0	1,001 (0%)	2mo	$214,000	$214	86
100 Kensington Blvd #1313	0.88mi	2/2.0	968 (-3%)	0mo	$200,000	$207	59
100 Kensington Blvd #822	0.80mi	2/2.0	968 (-3%)	1mo	$175,000	$181	58
100 Kensington Blvd #803	0.80mi	2/2.0	968 (-3%)	1mo	$164,000	$169	58
100 Kensington Blvd #1110	0.88mi	2/2.0	968 (-3%)	3mo	$187,500	$194	57
897 Fording Island Rd #2810	0.26mi	1/1.0 (-1)	832 (-17%)	3mo	$175,000	$210	52
100 Kensington Blvd #1523	0.84mi	1/1.0 (-1)	883 (-12%)	1mo	$154,000	$174	35
100 Kensington Blvd #903	0.80mi	3/2.0 (+1)	1,216 (+22%)	2mo	$230,000	$189	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-28,600
• Equity at exit: $28,181

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-15,161
• Equity at exit: $16,341

Cash invested: $52,920 (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 →

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Median asking: $245,450 ($239/sqft)
• Median days on market: 281 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 938
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$335
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-7

Break-even live

Break-even rent $2,077

Max offer price $187,999

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $58	+0% $-7	+5% $-72	+10% $-138
Rent	-10% $-170	-5% $-89	+0% $-7	+5% $75	+10% $157
Rate	-1.0pp $88	-0.5pp $41	base $-7	+0.5pp $-56	+1.0pp $-106

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• 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	93d	4	0.15mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	62d	4	0.15mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,104	$1.93	62d	13	0.54mi
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,798	$1.98	62d	3	0.80mi
55 Buck Island Rd Bluffton, SC	2.0	1.0	1269	$2,200	$1.73	70d	1	1.24mi
4921 Bluffton Pkwy Bluffton, SC	1.0–3.0	1.0–3.0	1119	$1,938	$1.73	62d	23	1.44mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,154	$2.03	62d	31	1.48mi

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 fundCommunity amenities include fitness center, pool, gated/guarded access, and trash service

Exterior

• Parking: Unassigned parking
• Security: Security gateKey card entryOn-site security guard
• Utilities: Public water
• Construction: Stucco exteriorAsphalt roof
• Exterior features: Community pool

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Flooring: Luxury vinylLuxury vinyl plankTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: Ceiling fan(s)Main level primaryScreens on windowsUnfurnished
• Laundry & utility: WasherDryerLaundry / utility room

HOA detail $335/mo · $4,020/yr condo

• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-08-08
   days on market $189,000 Active 57 DOM
2. 2026-08-07
   days on market $189,000 Active 56 DOM
3. 2026-08-06
   days on market $189,000 Active 55 DOM
4. 2026-08-05
   days on market $189,000 Active 54 DOM
5. 2026-08-04
   days on market $189,000 Active 53 DOM
6. 2026-08-03
   days on market $189,000 Active 52 DOM
7. 2026-07-31
   days on market $189,000 Active 49 DOM
8. 2026-07-30
   pricedays on market $189,000 Active 48 DOM
9. 2026-07-29
   days on market $209,000 Active 47 DOM
10. 2026-07-27
    days on market $209,000 Active 45 DOM
11. 2026-07-25
    days on market $209,000 Active 43 DOM
12. 2026-07-23
    days on market $209,000 Active 41 DOM
13. 2026-07-22
    days on market $209,000 Active 40 DOM
14. 2026-07-21
    days on market $209,000 Active 39 DOM
15. 2026-07-18
    days on market $209,000 Active 36 DOM
16. 2026-07-16
    days on market $209,000 Active 34 DOM
17. 2026-07-16
    days on market $209,000 Active 33 DOM
18. 2026-07-14
    days on market $209,000 Active 32 DOM
19. 2026-07-13
    days on market $209,000 Active 31 DOM
20. 2026-07-12
    days on market $209,000 Active 30 DOM
21. 2026-07-11
    days on market $209,000 Active 29 DOM
22. 2026-07-10
    days on market $209,000 Active 28 DOM
23. 2026-07-09
    days on market $209,000 Active 27 DOM
24. 2026-07-08
    days on market $209,000 Active 26 DOM
25. 2026-07-07
    days on market $209,000 Active 25 DOM
26. 2026-07-06
    days on market $209,000 Active 24 DOM
27. 2026-07-05
    days on market $209,000 Active 23 DOM
28. 2026-07-04
    days on market $209,000 Active 22 DOM
29. 2026-07-03
    days on market $209,000 Active 21 DOM
30. 2026-07-02
    days on market $209,000 Active 20 DOM
31. 2026-07-01
    days on market $209,000 Active 19 DOM
32. 2026-06-30
    days on market $209,000 Active 18 DOM
33. 2026-06-29
    days on market $209,000 Active 17 DOM
34. 2026-06-28
    days on market $209,000 Active 16 DOM
35. 2026-06-28
    days on market $209,000 Active 15 DOM
36. 2026-06-27
    days on market $209,000 Active 14 DOM
37. 2026-06-25
    days on market $209,000 Active 12 DOM
38. 2026-06-23
    days on market $209,000 Active 10 DOM
39. 2026-06-21
    days on market $209,000 Active 9 DOM
40. 2026-06-18
    days on market $209,000 Active 6 DOM
41. 2026-06-17
    days on market $209,000 Active 5 DOM
42. 2026-06-16
    days on market $209,000 Active 4 DOM
43. 2026-06-15
    days on market $209,000 Active 3 DOM
44. 2026-06-13
    remarks 683-char remark
45. 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: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$4,020
• − Depreciation: −$5,498
• Taxable loss: −$3,033
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $645/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 Est. rehab $5,005–$15,015 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Okatie Elementary B SC #56/597 Nat'l #5,189/41,679 Middle Bluffton Middle D- SC #60/229 Nat'l #5,160/14,009 High May River High A- SC #36/196 Nat'l #1,527/17,239

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

C Composite livability gradescore 68/100

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 · 211,915 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: 15% of renters

---

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

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 fundCommunity amenities include fitness center, pool, gated/guarded access, and trash service

Exterior

• Parking: Unassigned parking
• Security: Security gateKey card entryOn-site security guard
• Utilities: Public water
• Construction: Stucco exteriorAsphalt roof
• Exterior features: Community pool

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Flooring: Luxury vinylLuxury vinyl plankTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: Ceiling fan(s)Main level primaryScreens on windowsUnfurnished
• Laundry & utility: WasherDryerLaundry / utility room

Price history

1 event — show timeline

• 2026-06-12 Listed $209,000 RSMLS