100 Helmsman Way Way #201 · Hilton Head Island, SC 29928

$294,000

1 bd · 1.0 ba · 800 sqft · Condo · 71 Days on market

Built 1985 Average condition $368/sqft · 13% below area Est $337k · 13% 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 +13.3/15.0
• Cash flow +7.2/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• DSCR +1.4/10.0

Listing remarks MLS

Deepwatеr and Μarіnа Views wіth ѕunsets, Spanish mosѕ аnd Moon Beams. Priced less than anything on HHI for that view and location. This property also boasts a small gym. Price reflects consideration for remodel. This price upon closing will have immediate equity. Unit 411 is a beautiful unit for sale for 395,000, 201 for 294,000.Deep water views with a taste of one of HHI's magically beautiful Oak trees. Only a short distance to many other marinas and the ocean. But the Bahamas are pretty far. Off of your balcony, baby steps away are the Freedom and Carefree Boat clubs, sailboats, pontoon boats, jet skis, fishing charters, dolphin tours and more. People watching and amazing yachts coming in and out of this marina is a peaceful and relaxing pass time. Out of your front door with private parking, are shopping, dining and often live music. Our sugar sand beaches, are a longer walk, easy bike ride, or 6.5 minutes car, motorcycle or truck. Long term rental estimated at $2500/m, but if you live part time or full time here, rules are you should say hello to all and make sure you wave to passing cars. I honestly believe you will smile more, live happier and longer. Have a great day, seeing is believing.

Key facts

• Built 1985
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $294k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-473 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (10.2% below list).
• Recommended offer: $264k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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 32% 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 $11k of equity ($2k loan paydown + $9k 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 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,951 (10.2% 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 71 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 9.3

CMA / ARV

• ARV (median comp): $337,072
• List price: $294,000
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $9,506
• Equity at exit: $135,642

10-year hold

• IRR: 5.7%
• Equity multiple: 1.89×
• Total profit: $73,499
• Equity at exit: $211,761

Cash invested: $82,320 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$368 /mo · $4,410/yr
• Insurance: −$122
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 6 same-building comps: −$460
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-473

Break-even live

Break-even rent $3,238

Max offer price $225,554

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-371	+0% $-473	+5% $-575	+10% $-676
Rent	-10% $-682	-5% $-577	+0% $-473	+5% $-369	+10% $-264
Rate	-1.0pp $-325	-0.5pp $-398	base $-473	+0.5pp $-549	+1.0pp $-627

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Marshland Rd Hilton Head Island, SC	1.0–2.0	1.0–2.0	919	$1,900	$2.07	44d	2	0.94mi
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	14d	1	1.03mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $294,000 Active 71 DOM
2. 2026-06-17
   days on market $294,000 Active 70 DOM
3. 2026-06-16
   days on market $294,000 Active 69 DOM
4. 2026-06-15
   days on market $294,000 Active 68 DOM
5. 2026-06-14
   days on market $294,000 Active 66 DOM
6. 2026-06-13
   days on market $294,000 Active 65 DOM
7. 2026-06-10
   days on market $294,000 Active 63 DOM
8. 2026-06-09
   days on market $294,000 Active 62 DOM
9. 2026-06-08
   days on market $294,000 Active 61 DOM
10. 2026-06-07
    days on market $294,000 Active 60 DOM
11. 2026-06-05
    days on market $294,000 Active 57 DOM
12. 2026-06-03
    days on market $294,000 Active 56 DOM
13. 2026-06-02
    days on market $294,000 Active 55 DOM
14. 2026-06-01
    days on market $294,000 Active 54 DOM
15. 2026-05-31
    days on market $294,000 Active 53 DOM
16. 2026-04-08
    listed $294,000 Active 1219-char remark

    Show marketing remark (1219 chars)

    Deepwatеr and Μarіnа Views wіth ѕunsets, Spanish mosѕ аnd Moon Beams. Priced less than anything on HHI for that view and location. This property also boasts a small gym. Price reflects consideration for remodel. This price upon closing will have immediate equity. Unit 411 is a beautiful unit for sale for 395,000, 201 for 294,000.Deep water views with a taste of one of HHI's magically beautiful Oak trees. Only a short distance to many other marinas and the ocean. But the Bahamas are pretty far. Off of your balcony, baby steps away are the Freedom and Carefree Boat clubs, sailboats, pontoon boats, jet skis, fishing charters, dolphin tours and more. People watching and amazing yachts coming in and out of this marina is a peaceful and relaxing pass time. Out of your front door with private parking, are shopping, dining and often live music. Our sugar sand beaches, are a longer walk, easy bike ride, or 6.5 minutes car, motorcycle or truck. Long term rental estimated at $2500/m, but if you live part time or full time here, rules are you should say hello to all and make sure you wave to passing cars. I honestly believe you will smile more, live happier and longer. Have a great day, seeing is believing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,674
• − Mortgage interest: −$16,469
• − Property taxes: −$4,410
• − Insurance: −$2,268
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − HOA: −$5,520
• − Depreciation: −$8,553
• Taxable loss: −$10,613
• Est. tax savings @ 24.0%: +$2,547
• After-tax cash flow: $-3,129/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.

Condition & rehab AI · 7 photos

Average 55/100 Cosmetic rehab

This townhouse offers a great location with deepwater and marina views, but it could benefit from some cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace window treatments — New curtains or blinds improve curb appeal and interior aesthetics
• Both Upgrade flooring — New flooring can significantly increase both resale and rental value
• Both Install new kitchen appliances — Modern appliances can boost both resale and rental value
• Both Renovate bathroom — A fresh bathroom can significantly increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window treatments — New curtains or blinds improve curb appeal and interior aesthetics ↑
• Both Upgrade flooring — New flooring can significantly increase both resale and rental value ↑
• Both Install new kitchen appliances — Modern appliances can boost both resale and rental value ↑
• Both Renovate bathroom — A fresh bathroom can significantly increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-08 Listed $294,000 RSMLS