70 Paddle Boat Ln Unit 103D · Hilton Head Island, SC 29928

$329,000

2 bd · 2.0 ba · 1,240 sqft · Condo public records · 277 Days on market

Built 1982 $265/sqft · 9% below area Est $363k · 9% under

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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).

• ARV discount +11.7/15.0
• Cash flow +7.4/30.0
• Appreciation +6.6/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Waterfront Lіving аt Pаlmеtto Baу Μarina Village! Welcome tο 103D tаstefully updated 2BR/2BA first-floor villa where stunning marsh and deepwater views greet you the moment you walk through the door. The open layout showcases hardwood floors, smooth ceilings, and a natural flow from the well-appointed kitchen to the inviting living space, perfect for entertaining or relaxing. Both bedrooms offer private baths for comfort and privacy, while the back porch is your front-row seat to breathtaking Lowcountry sunsets. Palmetto Bay Marina Village residents enjoy resort-style amenities, including a sparkling pool, tennis courts, a waterfront BBQ area, and unbeatable access to the marinas dining, shopping, and boating. This is Hilton Head coastal living at its finest, move right in and start enjoying the view!

Key facts

• Marsh views
• Open layout
• Deepwater views

Tags

• MARSH VIEWS
• DEEPWATER VIEWS
• OPEN LAYOUT
• HARDWOOD FLOORS
• SMOOTH CEILINGS
• PRIVATE BATHS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/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 $308k (6.5% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.7% vs local median 3.0% in Hilton Head 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 64/100 on livability (#157 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: amenities F, commute F, cost of living F.
• 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 (+3.2%/yr); 838 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).
• This rent runs 38% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (3.2% local appreciation)).
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $245k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $289,520 (12.0% 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 277 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.94% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 8.9

CMA / ARV

• ARV (median comp): $362,879
• List price: $329,000
• Delta: -9.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.18×
• Total profit: $17,040
• Equity at exit: $151,790

10-year hold

• IRR: 6.7%
• Equity multiple: 2.04×
• Total profit: $96,149
• Equity at exit: $236,970

Cash invested: $92,120 (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 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,077 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$137
• HOA est. from 1 same-building comp: −$799
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-429

Break-even live

Break-even rent $3,620

Max offer price $253,170

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-336	+0% $-429	+5% $-522	+10% $-615
Rent	-10% $-672	-5% $-551	+0% $-429	+5% $-308	+10% $-186
Rate	-1.0pp $-264	-0.5pp $-346	base $-429	+0.5pp $-515	+1.0pp $-601

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	14d	1	0.91mi
380 Marshland Rd Hilton Head Island, SC	1.0–2.0	1.0–2.0	919	$2,200	$2.39	44d	2	1.06mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $329,000 Active 277 DOM
2. 2026-06-17
   days on market $329,000 Active 276 DOM
3. 2026-06-16
   days on market $329,000 Active 275 DOM
4. 2026-06-15
   days on market $329,000 Active 274 DOM
5. 2026-06-14
   days on market $329,000 Active 272 DOM
6. 2026-06-13
   days on market $329,000 Active 271 DOM
7. 2026-06-10
   days on market $329,000 Active 269 DOM
8. 2026-06-09
   days on market $329,000 Active 268 DOM
9. 2026-06-08
   days on market $329,000 Active 267 DOM
10. 2026-06-07
    days on market $329,000 Active 266 DOM
11. 2026-06-05
    days on market $329,000 Active 263 DOM
12. 2026-06-03
    days on market $329,000 Active 262 DOM
13. 2026-06-02
    days on market $329,000 Active 261 DOM
14. 2026-06-01
    days on market $329,000 Active 260 DOM
15. 2026-05-31
    days on market $329,000 Active 259 DOM
16. 2026-05-15
    price $329,000 823-char remark

    Show marketing remark (823 chars)

    Waterfront Lіving аt Pаlmеtto Baу Μarina Village! Welcome tο 103D tаstefully updated 2BR/2BA first-floor villa where stunning marsh and deepwater views greet you the moment you walk through the door. The open layout showcases hardwood floors, smooth ceilings, and a natural flow from the well-appointed kitchen to the inviting living space, perfect for entertaining or relaxing. Both bedrooms offer private baths for comfort and privacy, while the back porch is your front-row seat to breathtaking Lowcountry sunsets. Palmetto Bay Marina Village residents enjoy resort-style amenities, including a sparkling pool, tennis courts, a waterfront BBQ area, and unbeatable access to the marinas dining, shopping, and boating. This is Hilton Head coastal living at its finest, move right in and start enjoying the view!

17. 2026-03-23
    status Active 823-char remark

    Show marketing remark (823 chars)

    Waterfront Lіving аt Pаlmеtto Baу Μarina Village! Welcome tο 103D tаstefully updated 2BR/2BA first-floor villa where stunning marsh and deepwater views greet you the moment you walk through the door. The open layout showcases hardwood floors, smooth ceilings, and a natural flow from the well-appointed kitchen to the inviting living space, perfect for entertaining or relaxing. Both bedrooms offer private baths for comfort and privacy, while the back porch is your front-row seat to breathtaking Lowcountry sunsets. Palmetto Bay Marina Village residents enjoy resort-style amenities, including a sparkling pool, tennis courts, a waterfront BBQ area, and unbeatable access to the marinas dining, shopping, and boating. This is Hilton Head coastal living at its finest, move right in and start enjoying the view!

18. 2026-02-13
    status Pending 823-char remark

    Show marketing remark (823 chars)

    Waterfront Lіving аt Pаlmеtto Baу Μarina Village! Welcome tο 103D tаstefully updated 2BR/2BA first-floor villa where stunning marsh and deepwater views greet you the moment you walk through the door. The open layout showcases hardwood floors, smooth ceilings, and a natural flow from the well-appointed kitchen to the inviting living space, perfect for entertaining or relaxing. Both bedrooms offer private baths for comfort and privacy, while the back porch is your front-row seat to breathtaking Lowcountry sunsets. Palmetto Bay Marina Village residents enjoy resort-style amenities, including a sparkling pool, tennis courts, a waterfront BBQ area, and unbeatable access to the marinas dining, shopping, and boating. This is Hilton Head coastal living at its finest, move right in and start enjoying the view!

19. 2025-08-07
    listed $335,000 Active 823-char remark

    Show marketing remark (823 chars)

    Waterfront Lіving аt Pаlmеtto Baу Μarina Village! Welcome tο 103D tаstefully updated 2BR/2BA first-floor villa where stunning marsh and deepwater views greet you the moment you walk through the door. The open layout showcases hardwood floors, smooth ceilings, and a natural flow from the well-appointed kitchen to the inviting living space, perfect for entertaining or relaxing. Both bedrooms offer private baths for comfort and privacy, while the back porch is your front-row seat to breathtaking Lowcountry sunsets. Palmetto Bay Marina Village residents enjoy resort-style amenities, including a sparkling pool, tennis courts, a waterfront BBQ area, and unbeatable access to the marinas dining, shopping, and boating. This is Hilton Head coastal living at its finest, move right in and start enjoying the view!

20. 2023-10-23
    status Active
21. 2023-10-10
    listed $429,900
22. 2006-01-11
    soldstatus $245,000
23. 2006-01-09
    soldstatus $245,000
24. 2002-03-06
    soldstatus $145,000
25. 2002-01-03
    soldstatus $145,000
26. 2000-01-28
    soldstatus $118,000
27. 1982-07-01
    soldstatus $129,500

ⓘ 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: $2,383 · $199/mo
• Projected year-2 tax: $2,383 · $199/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: $36,922
• − Mortgage interest: −$18,429
• − Property taxes: −$2,383
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,954
• − Management: −$2,954
• − HOA: −$9,588
• − Depreciation: −$9,571
• Taxable loss: −$10,601
• Est. tax savings @ 24.0%: +$2,544
• After-tax cash flow: $-2,607/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 — Hilton Head Island

• Score: 64/100
• State rank: #157
• US rank: #14648

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing B- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hilton Head Island, SC
• County: Beaufort County · 163,770 people
• City population: 40,243
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 15,785
• Household income: $97,576
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 216.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 2% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% Chinese 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: ▲ 3.21%
• Current HPI: 243.4136
• Rent YoY: ▲ 3.23%
• 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

+154.1% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $329,000 RSMLS
• 2026-03-23 Relisted — RSMLS
• 2026-02-13 Pending — RSMLS
• 2025-08-07 Listed $335,000 RSMLS
• 2023-10-23 Relisted — RSMLS
• 2023-10-10 Listed $429,900 RSMLS
• 2006-01-11 Sold (Public Records) $245,000 Public Records
• 2006-01-09 Sold (Public Records) $245,000 Public Records
• 2002-03-06 Sold (Public Records) $145,000 Public Records
• 2002-01-03 Sold (Public Records) $145,000 Public Records
• 2000-01-28 Sold (Public Records) $118,000 Public Records
• 1982-07-01 Sold (Public Records) $129,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,383 · +1.2% YoY. Source: county tax records.