50 Pebble Beach Cv Unit D117 · Bluffton, SC 29910

$180,000

2 bd · 2.0 ba · 989 sqft · Condo public records · 43 Days on market

Built 2001 $182/sqft · 15% below area Est $212k · 15% under

---

Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +14.4/15.0
• 1% rule +6.1/10.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-Bedroom, 2-Bath first-floor villa in The Reserve at Woodbridge offering approximately 989 heated square feet in Bluffton...this well-positioned condo features an open living space, screened porch, additional storage closet outside on the balcony, new HVAC (2026)...ideally situated close to the clubhouse and community pool, residents also enjoy access to fitness center, car wash area, business center, security gate, and leisure trails...monthly regime covers extensive exterior maintenance, landscaping, water, sewer, pest control, insurance, and community amenities...conveniently located near Buckwalter Parkway shopping, dining, golf, entertainment, Old Town Bluffton, Hilton Head Island beaches, and Savannah.

Key facts

• Fitness center
• Community pool
• Car wash area

Tags

• FIRST FLOOR VILLA
• SCREENED PORCH
• ADDITIONAL STORAGE SHED
• COMMUNITY POOL
• FITNESS CENTER
• CAR WASH AREA

Property features AI

Finance

• Other: Pets allowed (dogs OK) with limits, pet fee and size restrictions
• HOA & community: Association manages common areas, grounds and structure maintenance; Association covers flood insurance, insurance, roof and sewer; Pest control, trash and water included; Amenities include clubhouse, fitness center, pool, guard, fire pit, vehicle/car wash area and tennis courts; Road maintenance and pool(s) maintenance included

Exterior

• Parking: Unassigned parking
• Security: Security gate; Key card entry; Security guard
• Utilities: Public water
• Home design: Vinyl siding construction; Asphalt roof
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Enclosed porch; Screened porch; Patio; Storage; Community pool; Property has a view

Interior

• Kitchen: Refrigerator; Microwave; Self-cleaning oven; Dishwasher
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main level primary suite; Multiple closets; Entrance foyer; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $83 ($999/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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 43 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $180k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 7.5

CMA / ARV

• ARV (median comp): $212,451
• List price: $180,000
• Delta: -15.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-21,522
• Equity at exit: $26,839

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,107
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$75
• HOA est. from 7 same-building comps: −$402
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $83

Break-even live

Break-even rent $1,897

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $185	-5% $134	+0% $83	+5% $32	+10% $-19
Rent	-10% $-75	-5% $4	+0% $83	+5% $162	+10% $241
Rate	-1.0pp $174	-0.5pp $129	base $83	+0.5pp $37	+1.0pp $-11

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: $45,000
• Closing costs: $5,400
• 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	44d	5	0.27mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	976	$1,850	$1.89	14d	7	0.27mi
103 Inspiration Ave Bluffton, SC	2.0	1.0–2.0	811	$2,129	$2.62	14d	3	1.32mi
201 Saddle Horse Dr Okatie, SC	1.0–3.0	1.0–2.5	1208	$2,485	$2.06	14d	8	1.46mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $180,000 Active 43 DOM
2. 2026-06-17
   days on market $180,000 Active 42 DOM
3. 2026-06-16
   days on market $180,000 Active 41 DOM
4. 2026-06-15
   days on market $180,000 Active 40 DOM
5. 2026-06-14
   days on market $180,000 Active 38 DOM
6. 2026-06-13
   pricedays on market $180,000 Active 37 DOM
7. 2026-06-10
   days on market $190,000 Active 35 DOM
8. 2026-06-09
   days on market $190,000 Active 34 DOM
9. 2026-06-08
   days on market $190,000 Active 33 DOM
10. 2026-06-07
    days on market $190,000 Active 32 DOM
11. 2026-06-05
    days on market $190,000 Active 29 DOM
12. 2026-06-03
    days on market $190,000 Active 28 DOM
13. 2026-06-02
    days on market $190,000 Active 27 DOM
14. 2026-06-01
    days on market $190,000 Active 26 DOM
15. 2026-05-31
    days on market $190,000 Active 25 DOM
16. 2026-05-30
    pricedays on market $190,000 Active 24 DOM
17. 2026-05-07
    listed $200,000 Active 718-char remark

    Show marketing remark (718 chars)

    2-Bedroom, 2-Bath first-floor villa in The Reserve at Woodbridge offering approximately 989 heated square feet in Bluffton...this well-positioned condo features an open living space, screened porch, additional storage closet outside on the balcony, new HVAC (2026)...ideally situated close to the clubhouse and community pool, residents also enjoy access to fitness center, car wash area, business center, security gate, and leisure trails...monthly regime covers extensive exterior maintenance, landscaping, water, sewer, pest control, insurance, and community amenities...conveniently located near Buckwalter Parkway shopping, dining, golf, entertainment, Old Town Bluffton, Hilton Head Island beaches, and Savannah.

18. 2026-05-07
    listed $200,000 Active 743-char remark

    Show marketing remark (718 chars)

    2-Bedroom, 2-Bath first-floor villa in The Reserve at Woodbridge offering approximately 989 heated square feet in Bluffton...this well-positioned condo features an open living space, screened porch, additional storage closet outside on the balcony, new HVAC (2026)...ideally situated close to the clubhouse and community pool, residents also enjoy access to fitness center, car wash area, business center, security gate, and leisure trails...monthly regime covers extensive exterior maintenance, landscaping, water, sewer, pest control, insurance, and community amenities...conveniently located near Buckwalter Parkway shopping, dining, golf, entertainment, Old Town Bluffton, Hilton Head Island beaches, and Savannah.

19. 2012-11-06
    soldstatus $50,000
20. 2012-10-25
    soldstatus $50,000

    Show marketing remark (139 chars)

    Nice 2 bedroom first floor villa. Close to clubhouse and pool. Garage is also included. Not a short sale or foreclosure, just a great deal!

21. 2012-07-19
    listed $49,900

    Show marketing remark (139 chars)

    Nice 2 bedroom first floor villa. Close to clubhouse and pool. Garage is also included. Not a short sale or foreclosure, just a great deal!

ⓘ 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: $1,026 · $86/mo
• Expected delta: +$93/yr (+$8/mo · 10.0%)

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

Taxation est. · year 1

• Rental income: $24,029
• − Mortgage interest: −$10,083
• − Property taxes: −$933
• − Insurance: −$900
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$4,824
• − Depreciation: −$5,236
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,429/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

+260.7% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $180,000 RSMLS
• 2026-06-12 Price Changed $180,000 LRMLS
• 2026-05-29 Price Changed $190,000 LRMLS
• 2026-05-29 Price Changed $190,000 RSMLS
• 2026-05-07 Listed $200,000 LRMLS
• 2026-05-07 Listed $200,000 RSMLS
• 2012-11-06 Sold (Public Records) $50,000 Public Records
• 2012-10-25 Sold (MLS) $50,000 RSMLS
• 2012-07-19 Listed $49,900 RSMLS

Property tax history

+4.0%/yr

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