2 Orchard Rd · Harbor Island, SC 29920

$299,900

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 9 Days on market

Built 1990 0.46 ac lot $5/mo HOA

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Lowcountry Cottage in desirable Coffin Point Plantation. Enjoy the charm of this 2 bedroom, 2 bath cottage with fireplace & short walk to the beach. Short drive to shopping, bases & Historic Downtown Beaufort. Come & enjoy the Lowcountry Lifestyle.

Key facts

• Koi pond
• Fenced back yard
• Raised bed garden

Tags

• PRIVATE BEACH ENTRANCES
• KOI POND
• GURGLING FOUNTAIN
• FIRE PIT
• FENCED BACK YARD
• RAISED BED GARDEN

Property features AI

Finance

• Other: Tax annual amount listed (not included per instructions)
• HOA & community: HOA/POA fee: $60 annually

Exterior

• Utilities: Septic tank
• Home design: Single-story (implied by building area and descriptions); Address: 2 Orchard Rd, Saint Helena Island, SC 29920
• Construction: Composition roof; Crawl foundation; Building area approximately 1,155
• Exterior features: Approximately 0.46-acre lot; Rural zoning; Directions: Hwy 21 to Coffin Point Rd. Left on Oakland, right on W Cedar, property on the right at the corner of W Cedar and Orchard Rd.

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Has heating; Has cooling
• Interior features: Ceiling fan(s); One fireplace; Tile flooring
• Laundry & utility: Washer; Dryer; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.4% below list).
• Recommended offer: $236k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 1.0% in Harbor Island — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: St. Helena Elementary (math 17% / reading 22%, grade F, #499 of 597 statewide, top 84%, 347 students, 100% FRL); Lady'S Island Middle (math 23% / reading 35%, grade F, #142 of 229 statewide, top 62%, 434 students, 100% FRL); Beaufort High (math 47% / reading 81%, grade B-, #92 of 196 statewide, top 48%, 1,191 students, 49% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 330 active listings in the ZIP; 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $129k; list at $300k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,742 (21.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $708,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 W Cedar Rd	0.13mi	3/2.0	1,350 (+1%)	3mo	$384,999	$285	90
51 W Cedar Rd	0.17mi	2/2.0 (-1)	1,420 (+6%)	13mo	$750,000	$528	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-41,945
• Equity at exit: $44,716

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-28,403
• Equity at exit: $25,930

Cash invested: $83,972 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 330
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$125
• HOA: −$5
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $107

Break-even live

Break-even rent $2,222

Max offer price $299,900

Occupancy floor 90%

Sensitivity live

Price	-10% $277	-5% $192	+0% $107	+5% $22	+10% $-422
Rent	-10% $-79	-5% $14	+0% $107	+5% $200	+10% $293
Rate	-1.0pp $258	-0.5pp $183	base $107	+0.5pp $29	+1.0pp $-50

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 18 events

1. 2026-06-17
   status $299,900 Pending 9 DOM
2. 2026-06-16
   days on market $299,900 Active 9 DOM
3. 2026-06-15
   days on market $299,900 Active 8 DOM
4. 2026-06-14
   days on market $299,900 Active 6 DOM
5. 2026-06-13
   days on market $299,900 Active 5 DOM
6. 2026-06-10
   days on market $299,900 Active 3 DOM
7. 2026-06-09
   days on market $299,900 Active 2 DOM
8. 2026-06-09
   status $299,900 Active 1 DOM
9. 2026-05-21
   listed $299,900 Active
10. 2013-06-14
    soldstatus $129,000
11. 2013-06-11
    soldstatus $129,000 266-char remark

    Show marketing remark (266 chars)

    Great Lowcountry Cottage in desirable Coffin Point Plantation. Enjoy the charm of this 2 bedroom, 2 bath cottage with fireplace & short walk to the beach. Short drive to shopping, bases & Historic Downtown Beaufort. Come & enjoy the Lowcountry Lifestyle.

12. 2013-03-25
    listed $129,900 266-char remark

    Show marketing remark (266 chars)

    Great Lowcountry Cottage in desirable Coffin Point Plantation. Enjoy the charm of this 2 bedroom, 2 bath cottage with fireplace & short walk to the beach. Short drive to shopping, bases & Historic Downtown Beaufort. Come & enjoy the Lowcountry Lifestyle.

13. 2005-10-10
    soldstatus $155,000
14. 2000-10-06
    soldstatus $100,000
15. 1997-10-01
    soldstatus $87,000
16. 1996-04-26
    soldstatus $74,000
17. 1994-09-15
    soldstatus $64,000
18. 1991-02-05
    soldstatus $59,900

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$1,076/yr (+$90/mo · 169.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,289
• − Mortgage interest: −$16,799
• − Property taxes: −$633
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$60
• − Depreciation: −$8,724
• Taxable loss: −$3,953
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $2,232/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 — Harbor Island

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,918

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -48.29%
• Current HPI: 284.2064
• Rent YoY: —
• Metro: —
• 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

+400.7% since first listed

10 events — show timeline

• 2026-05-21 Listed $299,900 LRMLS
• 2013-06-14 Sold (Public Records) $129,000 Public Records
• 2013-06-11 Sold (MLS) $129,000 LRMLS
• 2013-03-25 Listed $129,900 LRMLS
• 2005-10-10 Sold (Public Records) $155,000 Public Records
• 2000-10-06 Sold (Public Records) $100,000 Public Records
• 1997-10-01 Sold (Public Records) $87,000 Public Records
• 1996-04-26 Sold (Public Records) $74,000 Public Records
• 1994-09-15 Sold (Public Records) $64,000 Public Records
• 1991-02-05 Sold (Public Records) $59,900 Public Records

Property tax history

-1.3%/yr

Latest (2025): $633 · +0.0% YoY. Source: county tax records.