100 Kensington Blvd #1602 · Bluffton, SC 29910

$275,000

3 bd · 2.0 ba · 1,216 sqft · Condo public records · 117 Days on market

Built 2000 $226/sqft · 25% above area Est $220k · 25% over

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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).

• Cash flow +9.6/30.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completelу remοdelеd аnd ready fοr іmmediate enjoyment, thiѕ fіrst-floor 3 bedroom, 2 bath condo offers effortless living. Updates include new LVP flooring, appliances, countertops, cabinet fronts, HVAC, water heater, lighting, and upgraded finishes throughout. Nothing was overlooked. With an additional storage room included, this is a rare opportunity for low-maintenance living with high-end updates already complete. Storage Unit #C8 included

Key facts

• Remodeled
• New cabinet fronts
• New hvac

Tags

• REMODELED
• NEW LVP FLOORING
• NEW APPLIANCES
• NEW COUNTERTOPS
• NEW CABINET FRONTS
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (15.1% below list).
• Recommended offer: $233k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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 117 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.

Recommended offer $233,458 (15.1% 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 117 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: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

• ARV (median comp): $219,716
• List price: $275,000
• Delta: 25.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.30×
• Total profit: $-53,646
• Equity at exit: $41,003

10-year hold

• IRR: -10.3%
• Equity multiple: 0.34×
• Total profit: $-50,786
• Equity at exit: $23,777

Cash invested: $77,000 (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: $2,335 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$115
• HOA est. from 6 same-building comps: −$386
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-184

Break-even live

Break-even rent $2,567

Max offer price $242,509

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$2,095	$2.31	13d	3	0.04mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,239	$2.05	13d	13	0.34mi
55 Buck Island Rd Bluffton, SC	2.0	1.0	1269	$2,200	$1.73	21d	1	0.49mi
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	43d	4	0.83mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	13d	4	0.83mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $275,000 Active 117 DOM
2. 2026-06-17
   days on market $275,000 Active 116 DOM
3. 2026-06-16
   days on market $275,000 Active 115 DOM
4. 2026-06-15
   days on market $275,000 Active 114 DOM
5. 2026-06-14
   days on market $275,000 Active 112 DOM
6. 2026-06-13
   days on market $275,000 Active 111 DOM
7. 2026-06-10
   days on market $275,000 Active 109 DOM
8. 2026-06-09
   days on market $275,000 Active 108 DOM
9. 2026-06-08
   days on market $275,000 Active 107 DOM
10. 2026-06-07
    days on market $275,000 Active 106 DOM
11. 2026-06-05
    days on market $275,000 Active 103 DOM
12. 2026-06-03
    days on market $275,000 Active 102 DOM
13. 2026-06-02
    days on market $275,000 Active 101 DOM
14. 2026-06-01
    days on market $275,000 Active 100 DOM
15. 2026-05-31
    days on market $275,000 Active 99 DOM
16. 2026-04-22
    price $275,000 463-char remark

    Show marketing remark (448 chars)

    Completely remodeled and ready for immediate enjoyment, this first-floor 3 bedroom, 2 bath condo offers effortless living. Updates include new LVP flooring, appliances, countertops, cabinet fronts, HVAC, water heater, lighting, and upgraded finishes throughout. Nothing was overlooked. With an additional storage room included, this is a rare opportunity for low-maintenance living with high-end updates already complete. Storage Unit #C8 included.

17. 2026-04-22
    price $275,000 448-char remark

    Show marketing remark (448 chars)

    Completely remodeled and ready for immediate enjoyment, this first-floor 3 bedroom, 2 bath condo offers effortless living. Updates include new LVP flooring, appliances, countertops, cabinet fronts, HVAC, water heater, lighting, and upgraded finishes throughout. Nothing was overlooked. With an additional storage room included, this is a rare opportunity for low-maintenance living with high-end updates already complete. Storage Unit #C8 included.

18. 2026-02-21
    listed $280,000 Active 463-char remark

    Show marketing remark (463 chars)

    Completelу remοdelеd аnd ready fοr іmmediate enjoyment, thiѕ fіrst-floor 3 bedroom, 2 bath condo offers effortless living. Updates include new LVP flooring, appliances, countertops, cabinet fronts, HVAC, water heater, lighting, and upgraded finishes throughout. Nothing was overlooked. With an additional storage room included, this is a rare opportunity for low-maintenance living with high-end updates already complete. Storage Unit #C8 included

19. 2026-02-20
    listed $280,000 Active 448-char remark

    Show marketing remark (448 chars)

    Completely remodeled and ready for immediate enjoyment, this first-floor 3 bedroom, 2 bath condo offers effortless living. Updates include new LVP flooring, appliances, countertops, cabinet fronts, HVAC, water heater, lighting, and upgraded finishes throughout. Nothing was overlooked. With an additional storage room included, this is a rare opportunity for low-maintenance living with high-end updates already complete. Storage Unit #C8 included.

20. 2023-04-19
    soldstatus $260,000
21. 2023-04-17
    soldstatus $260,000 Closed
22. 2023-04-04
    status Pending
23. 2023-03-21
    status Active
24. 2023-03-13
    listed $269,900
25. 2020-08-05
    soldstatus $121,900
26. 2020-07-28
    soldstatus $121,900
27. 2020-03-05
    listed $122,900

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$541/yr (+$45/mo · 52.7%)

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

Taxation est. · year 1

• Rental income: $28,015
• − Mortgage interest: −$15,404
• − Property taxes: −$1,026
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$4,632
• − Depreciation: −$8,000
• Taxable loss: −$6,905
• Est. tax savings @ 24.0%: +$1,657
• After-tax cash flow: $-550/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

+123.8% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $275,000 RSMLS
• 2026-04-22 Price Changed $275,000 LRMLS
• 2026-02-21 Listed $280,000 RSMLS
• 2026-02-20 Listed $280,000 LRMLS
• 2023-04-19 Sold (Public Records) $260,000 Public Records
• 2023-04-17 Sold (MLS) $260,000 RSMLS
• 2023-04-04 Pending — RSMLS
• 2023-03-21 Relisted — RSMLS
• 2023-03-13 Listed $269,900 RSMLS
• 2020-08-05 Sold (Public Records) $121,900 Public Records
• 2020-07-28 Sold (MLS) $121,900 RSMLS
• 2020-03-05 Listed $122,900 RSMLS

Property tax history

+3.2%/yr

Latest (2025): $1,026 · -0.1% YoY. Source: county tax records.