100 Kensington Blvd #812 · Bluffton, SC 29910

$169,900

1 bd · 1.0 ba · 672 sqft · Condo · 18 Days on market

Built 2000 Good condition $253/sqft · at area comps Est $176k · at est. $215/mo HOA · 13% of rent

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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 +9.9/30.0
• ARV discount +9.0/15.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome tο Unit 812 аt Thе Εstate аt Wеstbury - a charming one-bеdrοom condo offering comfort, convenience, and peaceful lagoon views in the heart of Bluffton. This inviting residence features an open living space filled with natural light, a private balcony overlooking the tranquil lagoon, and a dedicated storage closet for added convenience. Whether you're looking for a primary residence, vacation getaway, or investment opportunity, this condo offers low-maintenance living in a desirable gated community. Residents of The Estate at Westbury enjoy access to exceptional amenities including a community pool, clubhouse, and fitness center, all within a beautifully maintained setting. Ideally located close to shopping, dining, entertainment, and everyday conveniences, Unit 812 puts you just minutes from everything Bluffton has to offer while still providing a peaceful retreat to call home.

Key facts

• Lagoon views
• Fitness center
• Clubhouse

Tags

• LAGOON VIEWS
• PRIVATE BALCONY
• DEDICATED STORAGE CLOSET
• COMMUNITY POOL
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Monthly HOA fee of $215

Exterior

• Parking: No attached garage
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Condominium; Residential zoning
• Construction: Composite siding; Slab foundation; 672 total building area
• Exterior features: Community garden; Lawn maintenance provided; Walking trail; Pool; Playground; Clubhouse; Fitness center

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer and dryer included; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (4.4% below list).
• Recommended offer: $154k (9.1% below list) — sets the bar for cash-flow.
• 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; 2 comparable units currently listed for rent nearby; 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 $5k 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 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $154,499 (9.1% 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. 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: 0.96% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 8.7

CMA / ARV

• ARV (median comp): $175,763
• List price: $169,900
• Delta: -3.34%
• 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: -19.2%
• Equity multiple: 0.32×
• Total profit: $-32,403
• Equity at exit: $25,333

10-year hold

• IRR: -9.3%
• Equity multiple: 0.39×
• Total profit: $-28,971
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$215
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-106

Break-even live

Break-even rent $1,758

Max offer price $154,499

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,500	$1.65	13d	3	0.04mi
37 Regent Ave Unit 2 Bluffton, SC	—	1.0	600	$1,350	$2.25	13d	1	0.16mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-30
   remarks 699-char remark
2. 2026-05-30
   statuslisting id $169,900 Pending 18 DOM
3. 2026-05-11
   listed $169,900 Active 922-char remark

   Show marketing remark (922 chars)

   Welcome tο Unit 812 аt Thе Εstate аt Wеstbury - a charming one-bеdrοom condo offering comfort, convenience, and peaceful lagoon views in the heart of Bluffton. This inviting residence features an open living space filled with natural light, a private balcony overlooking the tranquil lagoon, and a dedicated storage closet for added convenience. Whether you're looking for a primary residence, vacation getaway, or investment opportunity, this condo offers low-maintenance living in a desirable gated community. Residents of The Estate at Westbury enjoy access to exceptional amenities including a community pool, clubhouse, and fitness center, all within a beautifully maintained setting. Ideally located close to shopping, dining, entertainment, and everyday conveniences, Unit 812 puts you just minutes from everything Bluffton has to offer while still providing a peaceful retreat to call home.

4. 2026-05-11
   listed $169,900 Active 896-char remark

   Show marketing remark (922 chars)

   Welcome tο Unit 812 аt Thе Εstate аt Wеstbury - a charming one-bеdrοom condo offering comfort, convenience, and peaceful lagoon views in the heart of Bluffton. This inviting residence features an open living space filled with natural light, a private balcony overlooking the tranquil lagoon, and a dedicated storage closet for added convenience. Whether you're looking for a primary residence, vacation getaway, or investment opportunity, this condo offers low-maintenance living in a desirable gated community. Residents of The Estate at Westbury enjoy access to exceptional amenities including a community pool, clubhouse, and fitness center, all within a beautifully maintained setting. Ideally located close to shopping, dining, entertainment, and everyday conveniences, Unit 812 puts you just minutes from everything Bluffton has to offer while still providing a peaceful retreat to call home.

ⓘ 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: $19,484
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − HOA: −$2,580
• − Depreciation: −$4,943
• Taxable loss: −$4,071
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $-300/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 · 30 photos

Good 80/100 Cosmetic rehab

This one-bedroom condo is in good condition with minimal repairs needed. It offers a good balance of maintenance and updates that can significantly increase its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value.
• Resale Replace worn carpet in living areas — Fresh carpet improves comfort and aesthetics.
• Rental Clean and maintain HVAC system — A clean and functioning HVAC system ensures comfort and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value. ↑
• Resale Replace worn carpet in living areas — Fresh carpet improves comfort and aesthetics. ↑
• Rental Clean and maintain HVAC system — A clean and functioning HVAC system ensures comfort and reduces maintenance costs. ↑

ⓘ 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

+0.0% since first listed

4 events — show timeline

• 2026-05-29 Pending — RSMLS
• 2026-05-29 Pending — LRMLS
• 2026-05-11 Listed $169,900 RSMLS
• 2026-05-11 Listed $169,900 LRMLS