104 Cordillo Pkwy Unit E1 · Hilton Head Island, SC 29928

$234,500

2 bd · 1.5 ba · 864 sqft · Condo public records · 306 Days on market

Built 1979 $271/sqft · at area comps Est $238k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +8.8/10.0
• ARV discount +8.1/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OWNER FIΝAΝCIΝG ΑVAILΑΒLE. Enjoy the relaxеd сoastal lifestyle of Hilton Head Island in this inviting 2-bedroom, 1.5-bath condo just minutes from the beaches and Coligny Plaza. The functional layout offers a spacious living room, dining area, and a kitchen overlooking peaceful wooded views, creating a comfortable setting for everyday living or a vacation retreat. This condo has been thoughtfully updated with brand-new flooring, crown molding, and a brand-new hot water heater. The HVAC system is only a few years old, and additional vinyl and tile finishes add style and durability. The unit is equipped with central heating and air, refrigerator, range, microwave, dishwasher, and all the essentials for modern convenience. Residents enjoy access to a community pool and a prime island location near shopping, dining, entertainment, and the beach. PET FRIENDLY and versatile, this property is ideal as a primary residence, second home, or short-term rental investment.

Key facts

• Recent updates
• Community pool
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• RECENT UPDATES
• COMMUNITY POOL
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $234k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Recommended offer: $206k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 40% 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 $9k of equity ($2k loan paydown + $8k 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 $66k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $40k; list at $234k implies a 486% gain — meaningful room to come down on a strong offer.

Recommended offer $206,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.0

CMA / ARV

• ARV (median comp): $237,778
• List price: $234,500
• Delta: -1.38%
• 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: 18.7%
• Equity multiple: 2.08×
• Total profit: $70,947
• Equity at exit: $108,191

10-year hold

• IRR: 20.1%
• Equity multiple: 3.99×
• Total profit: $196,040
• Equity at exit: $168,904

Cash invested: $65,660 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,247 high
• Mortgage (P&I): −$1,230
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$98
• HOA est. from 5 same-building comps: −$545
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $614

Break-even live

Break-even rent $2,469

Max offer price $234,500

Occupancy floor 76%

Sensitivity live

Price	-10% $747	-5% $680	+0% $614	+5% $548	+10% $481
Rent	-10% $358	-5% $486	+0% $614	+5% $742	+10% $871
Rate	-1.0pp $732	-0.5pp $674	base $614	+0.5pp $553	+1.0pp $491

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: $58,625
• Closing costs: $7,035
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	14d	1	0.16mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	14d	1	0.34mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	14d	1	0.43mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	21d	1	0.53mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	14d	1	0.56mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	14d	1	1.03mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $234,500 Active 306 DOM
2. 2026-06-17
   days on market $234,500 Active 305 DOM
3. 2026-06-16
   days on market $234,500 Active 304 DOM
4. 2026-06-15
   days on market $234,500 Active 303 DOM
5. 2026-06-14
   days on market $234,500 Active 301 DOM
6. 2026-06-13
   days on market $234,500 Active 300 DOM
7. 2026-06-10
   days on market $234,500 Active 298 DOM
8. 2026-06-09
   days on market $234,500 Active 297 DOM
9. 2026-06-08
   days on market $234,500 Active 296 DOM
10. 2026-06-07
    days on market $234,500 Active 295 DOM
11. 2026-06-05
    days on market $234,500 Active 292 DOM
12. 2026-06-03
    days on market $234,500 Active 291 DOM
13. 2026-06-02
    days on market $234,500 Active 290 DOM
14. 2026-06-01
    days on market $234,500 Active 289 DOM
15. 2026-05-31
    days on market $234,500 Active 288 DOM
16. 2026-03-31
    price $234,500 999-char remark

    Show marketing remark (999 chars)

    OWNER FIΝAΝCIΝG ΑVAILΑΒLE. Enjoy the relaxеd сoastal lifestyle of Hilton Head Island in this inviting 2-bedroom, 1.5-bath condo just minutes from the beaches and Coligny Plaza. The functional layout offers a spacious living room, dining area, and a kitchen overlooking peaceful wooded views, creating a comfortable setting for everyday living or a vacation retreat. This condo has been thoughtfully updated with brand-new flooring, crown molding, and a brand-new hot water heater. The HVAC system is only a few years old, and additional vinyl and tile finishes add style and durability. The unit is equipped with central heating and air, refrigerator, range, microwave, dishwasher, and all the essentials for modern convenience. Residents enjoy access to a community pool and a prime island location near shopping, dining, entertainment, and the beach. PET FRIENDLY and versatile, this property is ideal as a primary residence, second home, or short-term rental investment.

17. 2026-03-30
    price $234,500 914-char remark

    Show marketing remark (914 chars)

    Experience the relaxed coastal lifestyle of Hilton Head Island in this inviting 2-bedroom, 1.5-bath condo. The functional layout includes a dining area, spacious living room, and a kitchen with peaceful wooded views—ideal for everyday living or vacation getaways. Updates feature brand new flooring, crown moldings, and a new hot water heater, with an HVAC system only a few years old. The unit comes with central heating and air, refrigerator, range, microwave, and dishwasher. Enjoy a community pool and a prime location just minutes from Hilton Head's beaches, shopping, and dining. Perfect as a primary residence, second home, or short-term rental investment. Residents enjoy access to a community pool and a prime island location near shopping, dining, entertainment, and the beach. PET FRIENDLY and versatile, this property is ideal as a primary residence, second home, or short-term rental investment.

18. 2025-08-17
    listed $239,500 Active 999-char remark

    Show marketing remark (999 chars)

    OWNER FIΝAΝCIΝG ΑVAILΑΒLE. Enjoy the relaxеd сoastal lifestyle of Hilton Head Island in this inviting 2-bedroom, 1.5-bath condo just minutes from the beaches and Coligny Plaza. The functional layout offers a spacious living room, dining area, and a kitchen overlooking peaceful wooded views, creating a comfortable setting for everyday living or a vacation retreat. This condo has been thoughtfully updated with brand-new flooring, crown molding, and a brand-new hot water heater. The HVAC system is only a few years old, and additional vinyl and tile finishes add style and durability. The unit is equipped with central heating and air, refrigerator, range, microwave, dishwasher, and all the essentials for modern convenience. Residents enjoy access to a community pool and a prime island location near shopping, dining, entertainment, and the beach. PET FRIENDLY and versatile, this property is ideal as a primary residence, second home, or short-term rental investment.

19. 2025-08-16
    listed $239,500 Active 914-char remark

    Show marketing remark (914 chars)

    Experience the relaxed coastal lifestyle of Hilton Head Island in this inviting 2-bedroom, 1.5-bath condo. The functional layout includes a dining area, spacious living room, and a kitchen with peaceful wooded views—ideal for everyday living or vacation getaways. Updates feature brand new flooring, crown moldings, and a new hot water heater, with an HVAC system only a few years old. The unit comes with central heating and air, refrigerator, range, microwave, and dishwasher. Enjoy a community pool and a prime location just minutes from Hilton Head's beaches, shopping, and dining. Perfect as a primary residence, second home, or short-term rental investment. Residents enjoy access to a community pool and a prime island location near shopping, dining, entertainment, and the beach. PET FRIENDLY and versatile, this property is ideal as a primary residence, second home, or short-term rental investment.

20. 2014-04-28
    soldstatus $40,000
21. 2014-04-16
    soldstatus $40,000
22. 2014-03-26
    listed $40,000
23. 2003-07-18
    soldstatus $57,850
24. 1995-08-10
    soldstatus $38,000
25. 1987-07-01
    soldstatus $35,500
26. 1979-09-01
    soldstatus $49,900

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$397/yr (+$33/mo · 42.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,959
• − Mortgage interest: −$13,136
• − Property taxes: −$940
• − Insurance: −$1,172
• − Repairs & maintenance: −$3,117
• − Management: −$3,117
• − HOA: −$6,540
• − Depreciation: −$6,822
• Taxable income: $4,116
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $6,381/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

+369.9% since first listed

11 events — show timeline

• 2026-03-31 Price Changed $234,500 RSMLS
• 2026-03-30 Price Changed $234,500 LRMLS
• 2025-08-17 Listed $239,500 RSMLS
• 2025-08-16 Listed $239,500 LRMLS
• 2014-04-28 Sold (Public Records) $40,000 Public Records
• 2014-04-16 Sold (MLS) $40,000 RSMLS
• 2014-03-26 Listed $40,000 RSMLS
• 2003-07-18 Sold (Public Records) $57,850 Public Records
• 1995-08-10 Sold (Public Records) $38,000 Public Records
• 1987-07-01 Sold (Public Records) $35,500 Public Records
• 1979-09-01 Sold (Public Records) $49,900 Public Records

Property tax history

+8.2%/yr

Latest (2025): $940 · +1.7% YoY. Source: county tax records.