50 Pebble Beach Cv Unit D115 · Bluffton, SC 29910

$195,000

2 bd · 2.0 ba · 989 sqft · Condo public records · 44 Days on market

Built 2000 $197/sqft · 8% below area Est $213k · 8% under

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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 +13.3/30.0
• ARV discount +11.3/15.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This firѕt-flοor 2 bеdrοom, 2 bath villа аt The Reserve at Woodbridgе οffers comfortable Lowcountry living with convenience at its core. The functional floor plan features spacious living areas, abundant natural light, and easy first-floor access, making it ideal for full-time living, a second home, or income-producing potential. Residents enjoy community amenities including a pool and fitness center, while the location on Buckwalter Parkway provides exceptional access to everything Bluffton, Hilton Head Island, and Savannah have to offer, including shopping, dining, beaches, golf, and entertainment. A great opportunity for someone seeking low-maintenance living, con

Key facts

• Fitness center
• Community amenities
• First floor access

Tags

• FIRST FLOOR ACCESS
• COMMUNITY AMENITIES
• POOL
• FITNESS CENTER
• SHOPPING
• DINING

Property features AI

Finance

• Other: Pets allowed (dogs OK) with limits and possible fees/size restrictions
• HOA & community: Association management and maintenance of common areas and grounds; Association covers flood insurance and other insurance; Association maintains structure and roof; Pest control included; Pool(s) and tennis courts included; Road and trash maintenance included; Sewer and water included; Clubhouse and fitness center; Fire pit; Guarded community; Car/vehicle wash area

Exterior

• Parking: Unassigned parking
• Security: Security gate; Key card entry; On-site security guard; Smoke detectors
• Utilities: Public water
• Home design: Condo / Apartment (unit); South-facing
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Paved driveway; Porch; Balcony; Rear porch; Patio; Community pool; Has a view; Facing south

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Pantry
• Bedrooms: Primary bedroom on main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump heating and cooling; Electric heating (with heat pump)
• Interior features: Ceiling fans; Main-level primary bedroom; Multiple closets; Cable TV; Entrance foyer; Fresh paint; Pantry
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-2 ($-20/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: River Ridge Academy (math 50% / reading 56%, grade C, #138 of 597 statewide, top 24%, 1,120 students, 21% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL) — zoned schools average 29% FRL vs 48% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 46% district-wide (+18 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); 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).

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 44 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $189,150 (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 44 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. 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: 1.03% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 8.1

CMA / ARV

• ARV (median comp): $212,786
• List price: $195,000
• Delta: -8.36%
• 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: -14.9%
• Equity multiple: 0.46×
• Total profit: $-29,372
• Equity at exit: $29,075

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-15,954
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$81
• HOA est. from 7 same-building comps: −$402
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-2

Break-even live

Break-even rent $2,005

Max offer price $194,703

Occupancy floor 95%

Sensitivity live

Price	-10% $109	-5% $54	+0% $-2	+5% $-57	+10% $-112
Rent	-10% $-160	-5% $-81	+0% $-2	+5% $77	+10% $157
Rate	-1.0pp $97	-0.5pp $48	base $-2	+0.5pp $-52	+1.0pp $-104

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: $48,750
• Closing costs: $5,850
• 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	45d	5	0.27mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	976	$1,850	$1.89	15d	7	0.27mi
103 Inspiration Ave Bluffton, SC	2.0	1.0–2.0	811	$2,129	$2.62	15d	3	1.32mi
201 Saddle Horse Dr Okatie, SC	1.0–3.0	1.0–2.5	1208	$2,485	$2.06	15d	8	1.46mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $195,000 Active 44 DOM
2. 2026-06-18
   days on market $195,000 Active 41 DOM
3. 2026-06-17
   days on market $195,000 Active 40 DOM
4. 2026-06-16
   days on market $195,000 Active 39 DOM
5. 2026-06-15
   days on market $195,000 Active 38 DOM
6. 2026-06-14
   days on market $195,000 Active 36 DOM
7. 2026-06-13
   days on market $195,000 Active 35 DOM
8. 2026-06-10
   days on market $195,000 Active 33 DOM
9. 2026-06-09
   days on market $195,000 Active 32 DOM
10. 2026-06-08
    days on market $195,000 Active 31 DOM
11. 2026-06-07
    days on market $195,000 Active 30 DOM
12. 2026-06-05
    days on market $195,000 Active 27 DOM
13. 2026-06-03
    days on market $195,000 Active 26 DOM
14. 2026-06-02
    days on market $195,000 Active 25 DOM
15. 2026-06-01
    days on market $195,000 Active 24 DOM
16. 2026-05-31
    days on market $195,000 Active 23 DOM
17. 2026-05-30
    days on market $195,000 Active 22 DOM
18. 2026-05-08
    listed $195,000 Active 758-char remark

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$179/yr (+$15/mo · 19.2%)

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

Taxation est. · year 1

• Rental income: $24,029
• − Mortgage interest: −$10,923
• − Property taxes: −$933
• − Insurance: −$975
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$4,824
• − Depreciation: −$5,673
• Taxable loss: −$3,143
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $734/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

1 event — show timeline

• 2026-05-08 Listed $195,000 RSMLS

Property tax history

+4.0%/yr

Latest (2025): $933 · +1.7% YoY. Source: county tax records.