100 Kensington Blvd #1107 · Bluffton, SC 29910

$219,900

2 bd · 2.0 ba · 968 sqft · Condo public records · 33 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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Estate at Westbury 2 bedroom, 2 bath villa is located in a gated community with amenities and conveniently located close to shopping, restaurants & Old Town Bluffton.

Key facts

• Fitness center
• Lagoon views
• Clubhouse

Tags

• FIRST FLOOR VILLA
• GATED ENTRY
• COMMUNITY POOL
• FITNESS CENTER
• CLUBHOUSE
• LAGOON VIEWS

Property features AI

Finance

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

Exterior

• Parking: Unassigned parking
• Security: On-site security guard; Fire sprinkler system
• Utilities: Public water
• Home design: Condo / Apartment (unit in multi-story building)
• Construction: Fiber cement exterior; Asphalt roof
• Exterior features: Patio; Balcony; Community pool; Has view

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Fresh paint; Smooth ceilings; Entrance foyer; Eat-in kitchen; Pantry; Unfurnished
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/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 $198k (9.8% below list).
• Recommended offer: $198k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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); 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 $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 33 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $150k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $198,304 (9.8% 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 33 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 9.2

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-39,977
• Equity at exit: $32,788

10-year hold

• IRR: -8.3%
• Equity multiple: 0.45×
• Total profit: $-33,855
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$92
• HOA est. from 16 same-building comps: −$305
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-104

Break-even live

Break-even rent $2,114

Max offer price $201,585

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-41	+0% $-104	+5% $-166	+10% $-228
Rent	-10% $-260	-5% $-182	+0% $-104	+5% $-25	+10% $53
Rate	-1.0pp $7	-0.5pp $-48	base $-104	+0.5pp $-161	+1.0pp $-219

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,798	$1.98	15d	3	0.04mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,104	$1.93	15d	13	0.34mi
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	45d	4	0.83mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	15d	4	0.83mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-21
   days on market $219,900 Active 33 DOM
2. 2026-06-18
   days on market $219,900 Active 30 DOM
3. 2026-06-17
   days on market $219,900 Active 29 DOM
4. 2026-06-16
   days on market $219,900 Active 28 DOM
5. 2026-06-15
   days on market $219,900 Active 27 DOM
6. 2026-06-14
   days on market $219,900 Active 25 DOM
7. 2026-06-13
   days on market $219,900 Active 24 DOM
8. 2026-06-10
   days on market $219,900 Active 22 DOM
9. 2026-06-09
   days on market $219,900 Active 21 DOM
10. 2026-06-08
    days on market $219,900 Active 20 DOM
11. 2026-06-07
    days on market $219,900 Active 19 DOM
12. 2026-06-05
    days on market $219,900 Active 16 DOM
13. 2026-06-03
    days on market $219,900 Active 15 DOM
14. 2026-06-02
    days on market $219,900 Active 14 DOM
15. 2026-06-01
    days on market $219,900 Active 13 DOM
16. 2026-05-31
    days on market $219,900 Active 12 DOM
17. 2026-05-30
    days on market $219,900 Active 11 DOM
18. 2026-05-19
    listed $219,900 Active
19. 2025-10-02
    soldstatus $150,000
20. 2025-09-30
    soldstatus $150,000 Closed 176-char remark

    Show marketing remark (176 chars)

    The Estate at Westbury 2 bedroom, 2 bath villa is located in a gated community with amenities and conveniently located close to shopping, restaurants & Old Town Bluffton.

21. 2024-08-28
    historical $1,800
22. 2024-08-25
    listed $1,800
23. 2013-07-30
    soldstatus $50,000
24. 2013-07-24
    soldstatus $50,000 66-char remark

    Show marketing remark (66 chars)

    The Estates at Westbury are in the heart of Bluffton - great unit.

25. 2013-02-11
    listed $42,800 66-char remark

    Show marketing remark (66 chars)

    The Estates at Westbury are in the heart of Bluffton - great unit.

ⓘ 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: $1,446 · $120/mo
• Projected year-2 tax: $1,446 · $120/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: $23,796
• − Mortgage interest: −$12,318
• − Property taxes: −$1,446
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$3,660
• − Depreciation: −$6,397
• Taxable loss: −$4,931
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $-61/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

+413.8% since first listed

8 events — show timeline

• 2026-05-19 Listed $219,900 RSMLS
• 2025-10-02 Sold (Public Records) $150,000 Public Records
• 2025-09-30 Sold (MLS) $150,000 RSMLS
• 2024-08-28 Rental Removed $1,800 Avail
• 2024-08-25 Listed for Rent $1,800 Avail
• 2013-07-30 Sold (Public Records) $50,000 Public Records
• 2013-07-24 Sold (MLS) $50,000 RSMLS
• 2013-02-11 Listed $42,800 RSMLS

Property tax history

+8.1%/yr

Latest (2025): $1,446 · +1.7% YoY. Source: county tax records.