217 Cordillo Pkwy Unit C5 · Hilton Head Island, SC 29928

$269,000

1 bd · 1.0 ba · 549 sqft · Condo · 59 Days on market

Built 1977 Good condition ↓ 7% since listing

---

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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +6.6/10.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks

This invіting 1ΒR/1BΑ vіlla at Cordіllο Cabanas offers an eaѕу, relaxed way to enjoy island living. Inside, you'll find a thoughtfully updated kitchen, a spacious bathroom, and the convenience of in-unit laundry-all designed to make everyday living simple and comfortable. Set in the heart of Forest Beach, the community features a pool and deeded beach access, with Coligny Plaza's shops, dining, and entertainment just moments away. The nearby Sea Pines back gate adds even more convenience for getting around the island. Whether you're searching for a low-maintenance beach retreat, rental opportunity, or personal getaway, this villa puts you right where you want to be.

Key facts

• Deeded beach access
• Community pool
• Updated kitchen

Tags

• UPDATED KITCHEN
• IN UNIT LAUNDRY
• DEEDED BEACH ACCESS
• COMMUNITY POOL
• FOREST BEACH LOCATION
• NEARBY SEA PINES BACK GATE

Property features AI

Finance

• Other: Pets allowed (dogs OK, number limit applies)
• HOA & community: Community pool; Association management; Common area maintenance; Maintenance of structure; Common area insurance; Sewer included; Trash included

Exterior

• Parking: Unassigned parking
• Security: Smoke detectors
• Utilities: Public water
• Home design: Condominium
• Construction: Block and concrete construction; Asphalt roof
• Exterior features: Balcony; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Stove; Refrigerator
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Furnished; Attic; Built-in features; Ceiling fans; Smooth ceilings; Cable TV
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.9% 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); 845 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $10k 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $75k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $260,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.6%
• Equity multiple: 1.84×
• Total profit: $63,510
• Equity at exit: $124,108

10-year hold

• IRR: 16.3%
• Equity multiple: 3.46×
• Total profit: $185,076
• Equity at exit: $193,754

Cash invested: $75,320 (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: 845
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,898 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $431

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 80%

Sensitivity live

Price	-10% $616	-5% $524	+0% $431	+5% $338	+10% $245
Rent	-10% $202	-5% $316	+0% $431	+5% $545	+10% $660
Rate	-1.0pp $566	-0.5pp $499	base $431	+0.5pp $361	+1.0pp $290

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lemoyne Ave Hilton Head Island, SC	1.0	1.0	500	$1,700	$3.40	14d	1	0.67mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	22d	1	0.88mi
4 N Forest Beach Dr Unit 1436439P Hilton Head Island, SC	1.0	1.0	516	$4,092	$7.93	45d	1	1.25mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	14d	1	1.38mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $269,000 Active 59 DOM
2. 2026-06-18
   days on market $269,000 Active 56 DOM
3. 2026-06-17
   days on market $269,000 Active 55 DOM
4. 2026-06-16
   days on market $269,000 Active 54 DOM
5. 2026-06-15
   days on market $269,000 Active 53 DOM
6. 2026-06-14
   days on market $269,000 Active 51 DOM
7. 2026-06-13
   days on market $269,000 Active 50 DOM
8. 2026-06-10
   days on market $269,000 Active 48 DOM
9. 2026-06-09
   days on market $269,000 Active 47 DOM
10. 2026-06-08
    days on market $269,000 Active 46 DOM
11. 2026-06-07
    days on market $269,000 Active 45 DOM
12. 2026-06-05
    days on market $269,000 Active 42 DOM
13. 2026-06-03
    days on market $269,000 Active 41 DOM
14. 2026-06-02
    days on market $269,000 Active 40 DOM
15. 2026-06-01
    days on market $269,000 Active 39 DOM
16. 2026-05-31
    days on market $269,000 Active 38 DOM
17. 2026-04-23
    listed $269,000 Active 693-char remark
18. 2025-07-15
    listed $289,500 Active

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

Taxation est. · year 1

• Rental income: $34,779
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − Depreciation: −$7,825
• Taxable income: $940
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $4,941/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 · 12 photos

Good 75/100 Cosmetic rehab

This inviting 1BR/1BA villa at Cordillo Cabanas is in good condition with cosmetic updates, ready for a new owner or renter.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Resale replace countertops — modernizes kitchen and adds value
• Resale install new flooring — improves aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Resale replace countertops — modernizes kitchen and adds value ↑
• Resale install new flooring — improves aesthetics and adds 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

-7.1% since first listed

2 events — show timeline

• 2026-04-23 Listed $269,000 RSMLS
• 2025-07-15 Listed $289,500 RSMLS