14 Three Mast Ln #14 · Hilton Head Island, SC 29928

$199,000

1 bd · 1.0 ba · 832 sqft · Condo · 155 Days on market

Built 1983 Fair condition $239/sqft · 18% below area Est $244k · 18% under

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Why this score? — see what drove the B 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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.9/10.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Escaрe tο the ѕοuth end of Hіltοn Head in this lovely 1 bedrοοm, 1 bathroom loft style townhome with plenty of flex space! Sold furnished is optional. Not only is it perfectly situated by the pool and amenities but consider this the ultimate home base for beach lovers and savvy investors. The LVP flooring is durable and sand friendly for that effortless island lifestyle. Sip your morning coffee or enjoy the evening breeze on your private screened in porch. With the beach being a short stroll, amenities a stone's throw away, as well as the islands premier shopping, dining, and entertainment, what more could you ask for!Don't miss your chance to own your piece of paradise at an unbeatable price, act fast!

Key facts

• Durable lvp flooring
• Loft style townhome
• Community pool

Tags

• LOFT STYLE TOWNHOME
• PRIVATE SCREENED IN PORCH
• SHORT STROLL TO BEACH
• DURABLE LVP FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 1 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 30% 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 $8k of equity ($1k loan paydown + $6k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 6.7

CMA / ARV

• ARV (median comp): $244,166
• List price: $199,000
• Delta: -18.50%
• 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: 14.4%
• Equity multiple: 1.83×
• Total profit: $46,435
• Equity at exit: $91,812

10-year hold

• IRR: 16.2%
• Equity multiple: 3.45×
• Total profit: $136,394
• Equity at exit: $143,335

Cash invested: $55,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,458 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA est. from 4 same-building comps: −$260
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $306

Break-even live

Break-even rent $2,070

Max offer price $199,000

Occupancy floor 83%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	13d	1	0.19mi

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. 2026-05-15
   price $199,000 752-char remark

   Show marketing remark (752 chars)

   Escaрe tο the ѕοuth end of Hіltοn Head in this lovely 1 bedrοοm, 1 bathroom loft style townhome with plenty of flex space! Sold furnished is optional. Not only is it perfectly situated by the pool and amenities but consider this the ultimate home base for beach lovers and savvy investors. The LVP flooring is durable and sand friendly for that effortless island lifestyle. Sip your morning coffee or enjoy the evening breeze on your private screened in porch. With the beach being a short stroll, amenities a stone's throw away, as well as the islands premier shopping, dining, and entertainment, what more could you ask for!Don't miss your chance to own your piece of paradise at an unbeatable price, act fast!

2. 2026-02-27
   price $219,000 752-char remark

   Show marketing remark (752 chars)

   Escaрe tο the ѕοuth end of Hіltοn Head in this lovely 1 bedrοοm, 1 bathroom loft style townhome with plenty of flex space! Sold furnished is optional. Not only is it perfectly situated by the pool and amenities but consider this the ultimate home base for beach lovers and savvy investors. The LVP flooring is durable and sand friendly for that effortless island lifestyle. Sip your morning coffee or enjoy the evening breeze on your private screened in porch. With the beach being a short stroll, amenities a stone's throw away, as well as the islands premier shopping, dining, and entertainment, what more could you ask for!Don't miss your chance to own your piece of paradise at an unbeatable price, act fast!

3. 2025-12-18
   listed $225,000 Active 752-char remark

   Show marketing remark (752 chars)

   Escaрe tο the ѕοuth end of Hіltοn Head in this lovely 1 bedrοοm, 1 bathroom loft style townhome with plenty of flex space! Sold furnished is optional. Not only is it perfectly situated by the pool and amenities but consider this the ultimate home base for beach lovers and savvy investors. The LVP flooring is durable and sand friendly for that effortless island lifestyle. Sip your morning coffee or enjoy the evening breeze on your private screened in porch. With the beach being a short stroll, amenities a stone's throw away, as well as the islands premier shopping, dining, and entertainment, what more could you ask for!Don't miss your chance to own your piece of paradise at an unbeatable price, act fast!

4. 2022-01-24
   soldstatus $186,760 446-char remark

   Show marketing remark (446 chars)

   Great opportunity for investors or buyers! Wonderful 1BR/1BA townhome villa on the desired south end of Hilton Head Island. NEW Luxury Vinyl Plank floors downstairs & carpet up, screened porch, Master Bedroom on top floor. Close to shopping, dining, Cross Island Parkway, schools, parks and short bike ride to the beach. Enjoy quiet outdoor living, pet friendly neighborhood with community pool, tennis courts, playground and grilling area.

5. 2021-11-22
   listed $185,000 446-char remark

   Show marketing remark (446 chars)

   Great opportunity for investors or buyers! Wonderful 1BR/1BA townhome villa on the desired south end of Hilton Head Island. NEW Luxury Vinyl Plank floors downstairs & carpet up, screened porch, Master Bedroom on top floor. Close to shopping, dining, Cross Island Parkway, schools, parks and short bike ride to the beach. Enjoy quiet outdoor living, pet friendly neighborhood with community pool, tennis courts, playground and grilling area.

ⓘ 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: $29,490
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − HOA: −$3,120
• − Depreciation: −$5,789
• Taxable income: $736
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $3,498/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

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and appeal to buyers and renters. Updates to the kitchen and bathroom, along with fresh paint and new window treatments, would significantly enhance its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom vanity — dated and in need of updating
• Moderate exterior siding — moderate wear and tear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers
• Both paint interior walls — fresh paint would improve the overall appearance and appeal
• Both replace window treatments — new window treatments would improve curb appeal and energy efficiency
• Rental clean HVAC filters — cleaner HVAC system would improve air quality and reduce energy costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom vanity · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · moderate wear and tear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers ↑
• Both paint interior walls — fresh paint would improve the overall appearance and appeal ↑
• Both replace window treatments — new window treatments would improve curb appeal and energy efficiency ↑
• Rental clean HVAC filters — cleaner HVAC system would improve air quality and reduce energy costs ↑

ⓘ 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

+7.6% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $199,000 RSMLS
• 2026-02-27 Price Changed $219,000 RSMLS
• 2025-12-18 Listed $225,000 RSMLS
• 2022-01-24 Sold (MLS) $186,760 RSMLS
• 2021-11-22 Listed $185,000 RSMLS