100 Kensington Blvd #408 · Bluffton, SC 29910

$230,000

3 bd · 2.0 ba · 1,216 sqft · Condo public records · 15 Days on market

Built 2000

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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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3BR/2ΒA vіlla аt Τhe Estаtе at Westbury offers a bright, welсοming layout with peaceful lagoon views and plenty of natural light. The living and dining areas flow together nicely, creating a space that feels open without being overwhelming, while the kitchen stays connected to it all so you're never far from the conversation. The private balcony is a great spot to start your day with a cup of coffee or unwind in the evening while overlooking the water. The primary suite features a large walk-in closet and dual vanities, and the two additional bedrooms provide plenty of flexibility for guests, family, or a home office. The community offers a pool, fitness center, clubho

Key facts

• Lagoon views
• Fitness center
• Dual vanities

Tags

• LAGOON VIEWS
• PRIVATE BALCONY
• WALK-IN CLOSET
• DUAL VANITIES
• COMMUNITY POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Pets allowed (dogs OK; number limits apply)
• HOA & community: Association amenities include clubhouse, fitness center, barbecue, playground, and pool; Association fees cover common areas, flood insurance, insurance, grounds maintenance, pest control, pool(s), reserve fund, sewer, trash, and water

Exterior

• Parking: Unassigned parking
• Security: Security guard; Fire sprinkler system
• Utilities: Public water
• Home design: Condo / Apartment (unit in multi-story building)
• Construction: Asphalt roof; Composite siding; Shake siding
• Exterior features: Balcony; Patio/balcony storage; Community pool; Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven (self-cleaning); Stove
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Ceiling fan(s); Fireplace; Multiple closets; Cable TV; Entrance foyer; Pantry; Unfurnished
• Laundry & utility: Washer; Dryer; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-73 ($-873/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 14d 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 $7k 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 15 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $183k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $226,550 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 8.2

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: -17.0%
• Equity multiple: 0.39×
• Total profit: $-39,151
• Equity at exit: $34,294

10-year hold

• IRR: -6.5%
• Equity multiple: 0.56×
• Total profit: $-28,547
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$96
• HOA est. from 6 same-building comps: −$386
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-73

Break-even live

Break-even rent $2,427

Max offer price $217,148

Occupancy floor 98%

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: $57,500
• Closing costs: $6,900
• 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	44d	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: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $230,000 Active 15 DOM
2. 2026-06-17
   days on market $230,000 Active 14 DOM
3. 2026-06-16
   days on market $230,000 Active 13 DOM
4. 2026-06-15
   days on market $230,000 Active 12 DOM
5. 2026-06-14
   days on market $230,000 Active 10 DOM
6. 2026-06-13
   days on market $230,000 Active 9 DOM
7. 2026-06-10
   days on market $230,000 Active 7 DOM
8. 2026-06-09
   days on market $230,000 Active 6 DOM
9. 2026-06-08
   days on market $230,000 Active 5 DOM
10. 2026-06-07
    days on market $230,000 Active 4 DOM
11. 2026-06-03
    remarks 682-char remark
12. 2026-06-03
    listed $230,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $2,749 · $229/mo
• Projected year-2 tax: $2,749 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,015
• − Mortgage interest: −$12,884
• − Property taxes: −$2,749
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$4,632
• − Depreciation: −$6,691
• Taxable loss: −$4,573
• Est. tax savings @ 24.0%: +$1,098
• After-tax cash flow: $225/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

+21.7% since first listed

9 events — show timeline

• 2026-06-03 Listed $230,000 RSMLS
• 2026-02-13 Price Changed $245,000 RSMLS
• 2026-01-13 Listed $249,000 RSMLS
• 2025-06-03 Listed $259,900 RSMLS
• 2025-04-09 Rental Removed $2,200 BUILDIUM
• 2025-04-08 Listed for Rent $2,200 BUILDIUM
• 2021-11-23 Sold (Public Records) $183,000 Public Records
• 2021-11-19 Sold (MLS) $183,000 RSMLS
• 2021-09-10 Listed $189,000 RSMLS

Property tax history

+12.9%/yr

Latest (2025): $2,749 · +1.7% YoY. Source: county tax records.