70 Shipyard Dr #139 · Hilton Head Island, SC 29928

$761,495

3 bd · 3.5 ba · 1,830 sqft · Condo public records · 4 Days on market

Built 1983

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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 +7.5/15.0
• Appreciation +6.6/10.0
• Cash flow +6.5/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Updated Evian Villas townhouse with golf course views from master bedroom! Beautiful luxury vinyl plank flooring in the main living areas, freshly painted interior newer HVAC system. Being offered furnished with Awesome rental history. The Kitchen has been updated, granite counter tops & breakfast bar. S appliances, 3 Bedrooms 3 updated Full Baths & 1 Half Bath, private location and large covered back patio area. Pet friendly Community with tennis, pool and close proximity to the beach within Shipyard Plantation on the South End of Hilton Head Island. There is not a better value for a 3 bedroom in Shipyard!

Key facts

• Community pool
• Built 1983
• Listed 4 days

Property features AI

Finance

• HOA & community: Association amenities include golf course, pool, guard, tennis courts, and trails; Association fees cover management, common areas, grounds maintenance, structure maintenance, pest control, sewer, trash and water

Exterior

• Parking: Unassigned parking
• Security: Security gate; Key card entry; Security guard; Smoke detectors
• Utilities: Public water
• Home design: Stucco construction; Asphalt roof
• Construction: Stucco exterior; Asphalt roof
• Exterior features: Rear porch; Patio; Porch; Tennis court(s); Community pool (free form); Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Self-cleaning oven; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Furnished; Fireplace; Main level primary bedroom; Multiple closets; Cable TV; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $761k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $650k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $537k (29.5% below list).
• Recommended offer: $537k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• At $5,366/mo this rent would consume 66% of the median local household income ($98k/yr) (locally 216% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $30k of equity ($5k loan paydown + $24k 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 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $395k; list at $761k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $536,636 (29.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 11.8

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: 1.6%
• Equity multiple: 1.09×
• Total profit: $20,214
• Equity at exit: $351,329

10-year hold

• IRR: 5.3%
• Equity multiple: 1.83×
• Total profit: $177,940
• Equity at exit: $548,486

Cash invested: $213,219 (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: 11.8×

Monthly cashflow live

• Estimated rent: $5,366 medium
• Mortgage (P&I): −$3,993
• Tax from tax record: −$563 /mo · $6,753/yr
• Insurance: −$317
• HOA est. from 17 same-building comps: −$644
• Vacancy / Maint / Mgmt: −$1,127
• Net cashflow: $-1,278

Break-even live

Break-even rent $6,984

Max offer price $535,738

Occupancy floor —

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: $190,374
• Closing costs: $22,845
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	43d	1	0.59mi
183 Beachwalk Unit 1366633P Hilton Head Island, SC	3.0	3.5	1797	$3,943	$2.19	21d	1	0.63mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	21d	1	0.70mi
8 Heath Dr Unit 1495735P Hilton Head Island, SC	3.0	3.5	1991	$12,546	$6.30	43d	1	1.27mi

HOA detail condo

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

Listing history 5 events

1. 2026-06-18
   days on market $761,495 Active 4 DOM
2. 2026-06-17
   days on market $761,495 Active 3 DOM
3. 2026-06-16
   days on market $761,495 Active 2 DOM
4. 2026-06-15
   remarks 687-char remark
5. 2026-06-15
   listed $761,495 Active 1 DOM

ⓘ 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: $6,753 · $563/mo
• Projected year-2 tax: $6,753 · $563/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: $64,396
• − Mortgage interest: −$42,656
• − Property taxes: −$6,753
• − Insurance: −$3,807
• − Repairs & maintenance: −$5,152
• − Management: −$5,152
• − HOA: −$7,728
• − Depreciation: −$22,153
• Taxable loss: −$29,003
• Est. tax savings @ 24.0%: +$6,961
• After-tax cash flow: $-8,375/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

+302.9% since first listed

17 events — show timeline

• 2026-06-14 Listed $761,495 RSMLS
• 2020-03-13 Sold (Public Records) $395,000 Public Records
• 2020-03-12 Sold (MLS) $395,000 RSMLS
• 2019-12-16 Listed $429,000 RSMLS
• 2018-03-20 Sold (Public Records) $395,000 Public Records
• 2018-03-15 Sold (MLS) $395,000 RSMLS
• 2017-02-06 Listed $399,000 RSMLS
• 2016-05-05 Sold (Public Records) $335,000 Public Records
• 2016-04-29 Sold (MLS) $335,000 RSMLS
• 2015-04-13 Listed $350,000 RSMLS
• 2013-04-02 Listed $375,000 RSMLS
• 2003-01-13 Sold (Public Records) $319,000 Public Records
• 1999-01-12 Sold (Public Records) $226,100 Public Records
• 1999-01-12 Sold (Public Records) $226,100 Public Records
• 1997-04-08 Sold (Public Records) $180,000 Public Records
• 1994-12-16 Sold (Public Records) $145,750 Public Records
• 1982-01-01 Sold (Public Records) $189,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $6,753 · +1.1% YoY. Source: county tax records.