4924 Bluffton Pkwy Unit 18-201 · Bluffton, SC 29910

$314,900

3 bd · 3.0 ba · 1,561 sqft · Condo public records · 132 Days on market

Built 2006 $202/sqft · 7% above area Est $295k · 7% 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 +8.5/30.0
• ARV discount +4.5/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nothing cοuld be fіner thаn thіs remarkаblу updated 3 BR/3 BA villa locаtеd in the heart of it all. Just a hop skip and a jump into historical downtown Old Bluffton that offers many fine resturants, music venues, boutique shopping, wonderful parks and an abundance of community events all along the serene May River. This villa has it all. Stunning new kitchen is fully equippd with ample soft close cabinetry, quartz contertops, designer tile backsplash & higher end appliances. Unlike some villas in the complex this unit has a full size dining area that is open to the living room. The patio door opens to a screened balcony with ceramic tile floor and a whimsical over head fan. Each of the 3 bedrooms has its own private updated bath and enormous walkin closets. Bedroom # 3 can be used as a flex room and easily converted to a guest suite with a built in murphy bed. Newer HVAC system and hot water tank add year round comfort. Bridgepoint is one of the few if not the only condominiun complex with elevator access to each floor. Amenities include a community pool for warm weather swimming and sunbathing and a spacious gathering room, a perfect spot for neighbors to gather for community events.

Key facts

• Private updated bath
• Community pool
• Historical downtown

Tags

• HISTORICAL DOWNTOWN
• SCREENED BALCONY
• PRIVATE UPDATED BATH
• ENORMOUS WALKIN CLOSETS
• FLEX ROOM
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/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 $256k (18.7% below list).
• Recommended offer: $256k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Michael C. Riley Elementary (math 44% / reading 44%, grade F, #239 of 597 statewide, top 41%, 772 students, 42% 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).
• 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).
• This rent runs 31% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 132 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $235k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $255,916 (18.7% 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 132 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $295,489
• List price: $314,900
• Delta: 6.57%
• 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: -21.4%
• Equity multiple: 0.25×
• Total profit: $-65,845
• Equity at exit: $46,953

10-year hold

• IRR: -12.5%
• Equity multiple: 0.23×
• Total profit: $-68,087
• Equity at exit: $27,227

Cash invested: $88,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,559 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$131
• HOA est. from 3 same-building comps: −$404
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-278

Break-even live

Break-even rent $2,911

Max offer price $265,833

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-189	+0% $-278	+5% $-367	+10% $-456
Rent	-10% $-480	-5% $-379	+0% $-278	+5% $-177	+10% $-76
Rate	-1.0pp $-119	-0.5pp $-198	base $-278	+0.5pp $-359	+1.0pp $-442

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4921 Bluffton Pkwy Bluffton, SC	1.0–3.0	1.0–3.0	1119	$2,385	$2.13	15d	23	0.16mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,531	$2.39	15d	31	0.89mi
6 Covington Ln Bluffton, SC	2.0	2.0	1100	$2,250	$2.05	23d	1	0.99mi
8 5th Ave Bluffton, SC	3.0	2.5	1860	$2,900	$1.56	15d	1	1.14mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-09
   status $314,900 Pending 132 DOM
2. 2026-03-27
   price $314,900 1217-char remark

   Show marketing remark (1217 chars)

   Nothing cοuld be fіner thаn thіs remarkаblу updated 3 BR/3 BA villa locаtеd in the heart of it all. Just a hop skip and a jump into historical downtown Old Bluffton that offers many fine resturants, music venues, boutique shopping, wonderful parks and an abundance of community events all along the serene May River. This villa has it all. Stunning new kitchen is fully equippd with ample soft close cabinetry, quartz contertops, designer tile backsplash & higher end appliances. Unlike some villas in the complex this unit has a full size dining area that is open to the living room. The patio door opens to a screened balcony with ceramic tile floor and a whimsical over head fan. Each of the 3 bedrooms has its own private updated bath and enormous walkin closets. Bedroom # 3 can be used as a flex room and easily converted to a guest suite with a built in murphy bed. Newer HVAC system and hot water tank add year round comfort. Bridgepoint is one of the few if not the only condominiun complex with elevator access to each floor. Amenities include a community pool for warm weather swimming and sunbathing and a spacious gathering room, a perfect spot for neighbors to gather for community events.

3. 2026-01-17
   listed $334,900 Active 1217-char remark

   Show marketing remark (1217 chars)

   Nothing cοuld be fіner thаn thіs remarkаblу updated 3 BR/3 BA villa locаtеd in the heart of it all. Just a hop skip and a jump into historical downtown Old Bluffton that offers many fine resturants, music venues, boutique shopping, wonderful parks and an abundance of community events all along the serene May River. This villa has it all. Stunning new kitchen is fully equippd with ample soft close cabinetry, quartz contertops, designer tile backsplash & higher end appliances. Unlike some villas in the complex this unit has a full size dining area that is open to the living room. The patio door opens to a screened balcony with ceramic tile floor and a whimsical over head fan. Each of the 3 bedrooms has its own private updated bath and enormous walkin closets. Bedroom # 3 can be used as a flex room and easily converted to a guest suite with a built in murphy bed. Newer HVAC system and hot water tank add year round comfort. Bridgepoint is one of the few if not the only condominiun complex with elevator access to each floor. Amenities include a community pool for warm weather swimming and sunbathing and a spacious gathering room, a perfect spot for neighbors to gather for community events.

4. 2021-11-04
   soldstatus $235,000 327-char remark

   Show marketing remark (327 chars)

   Here is your Wow! Welcome to this amazing Condo layout with 3 Bedrooms, 3 Full Bath, Tray Ceilings in every room and Enormous Bedroom Closets! Extra-wide doorways and an elevator building, this condo has it all and it is centrally located in Bluffton under 2miles away from Downtown, Tanger Outlets, or all your shopping needs.

5. 2021-09-09
   listed $255,000 327-char remark

   Show marketing remark (327 chars)

   Here is your Wow! Welcome to this amazing Condo layout with 3 Bedrooms, 3 Full Bath, Tray Ceilings in every room and Enormous Bedroom Closets! Extra-wide doorways and an elevator building, this condo has it all and it is centrally located in Bluffton under 2miles away from Downtown, Tanger Outlets, or all your shopping needs.

6. 2018-06-22
   soldstatus $172,500
7. 2017-07-26
   listed $172,500
8. 2010-06-17
   listed $74,900
9. 2009-10-16
   listed $160,000
10. 2008-10-02
    listed $160,000
11. 2007-10-04
    listed $190,000

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$440/yr (+$37/mo · 32.5%)

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

Taxation est. · year 1

• Rental income: $30,710
• − Mortgage interest: −$17,639
• − Property taxes: −$1,355
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − HOA: −$4,848
• − Depreciation: −$9,161
• Taxable loss: −$8,781
• Est. tax savings @ 24.0%: +$2,107
• After-tax cash flow: $-1,226/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

+65.7% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $314,900 RSMLS
• 2026-01-17 Listed $334,900 RSMLS
• 2021-11-04 Sold (MLS) $235,000 RSMLS
• 2021-09-09 Listed $255,000 RSMLS
• 2018-06-22 Sold (MLS) $172,500 RSMLS
• 2017-07-26 Listed $172,500 RSMLS
• 2010-06-17 Listed $74,900 RSMLS
• 2009-10-16 Listed $160,000 RSMLS
• 2008-10-02 Listed $160,000 RSMLS
• 2007-10-04 Listed $190,000 RSMLS

Property tax history

+3.9%/yr

Latest (2016): $1,355 · +4.9% YoY. Source: county tax records.