19 Lemoyne Ave #58 · Hilton Head Island, SC 29928

$449,000

2 bd · 2.5 ba · 1,051 sqft · Condo public records · 51 Days on market

Built 1991 $427/sqft · 9% below area Est $493k · 9% 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).

• Cash flow +11.5/30.0
• ARV discount +11.5/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experіenсe thе bеst of Hіltοn Head Island living from thiѕ іdeally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment that make Hilton Head Island so sought after.

Key facts

• Stylish kitchen
• In-unit laundry
• Granite countertops

Tags

• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• IN-UNIT LAUNDRY
• EASY ACCESS TO BEACHES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $449k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (21.4% below list).
• Recommended offer: $353k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% 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 $18k of equity ($3k loan paydown + $14k 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 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 7 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 $272k; list at $449k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $352,854 (21.4% 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 51 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (median comp): $493,329
• List price: $449,000
• Delta: -8.99%
• 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: 6.9%
• Equity multiple: 1.40×
• Total profit: $50,496
• Equity at exit: $207,154

10-year hold

• IRR: 9.7%
• Equity multiple: 2.49×
• Total profit: $187,896
• Equity at exit: $323,403

Cash invested: $125,720 (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: 845
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,529 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$392 /mo · $4,704/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $-146

Break-even live

Break-even rent $3,714

Max offer price $423,181

Occupancy floor 99%

Sensitivity live

Price	-10% $108	-5% $-19	+0% $-146	+5% $-273	+10% $-400
Rent	-10% $-425	-5% $-286	+0% $-146	+5% $-7	+10% $133
Rate	-1.0pp $80	-0.5pp $-32	base $-146	+0.5pp $-263	+1.0pp $-381

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	15d	1	0.09mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	15d	1	0.11mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	15d	1	0.37mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	15d	1	0.64mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	22d	1	0.75mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	15d	1	0.79mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-21
   days on market $449,000 Active 51 DOM
2. 2026-06-18
   days on market $449,000 Active 48 DOM
3. 2026-06-17
   days on market $449,000 Active 47 DOM
4. 2026-06-16
   days on market $449,000 Active 46 DOM
5. 2026-06-15
   days on market $449,000 Active 45 DOM
6. 2026-06-14
   days on market $449,000 Active 43 DOM
7. 2026-06-13
   days on market $449,000 Active 42 DOM
8. 2026-06-10
   days on market $449,000 Active 40 DOM
9. 2026-06-09
   days on market $449,000 Active 39 DOM
10. 2026-06-08
    days on market $449,000 Active 38 DOM
11. 2026-06-07
    days on market $449,000 Active 37 DOM
12. 2026-06-05
    days on market $449,000 Active 34 DOM
13. 2026-06-03
    days on market $449,000 Active 33 DOM
14. 2026-06-02
    days on market $449,000 Active 32 DOM
15. 2026-06-01
    days on market $449,000 Active 31 DOM
16. 2026-05-31
    days on market $449,000 Active 30 DOM
17. 2026-05-13
    status Active 829-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

18. 2026-05-13
    status Active 776-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

19. 2026-04-21
    status Pending 829-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

20. 2026-04-21
    status Pending 776-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

21. 2026-04-14
    historical Active Under Contract 829-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

22. 2026-04-14
    historical Under Contract - Take Backup 776-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

23. 2026-04-02
    listed $449,000 Active 829-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

24. 2026-04-02
    listed $449,000 Active 776-char remark

    Show marketing remark (776 chars)

    Experience the best of Hilton Head Island living from this ideally located villa just moments from the vibrant energy of Coligny Plaza. Spend your days biking to the beach, enjoying waterfront dining, boutique shopping, and live music-all just minutes from your door. This well-appointed unit features a stylish kitchen with stainless steel appliances and granite countertops, perfect for preparing meals after a day on the sand. The comfortable layout includes the convenience of in-unit laundry, making both everyday living and vacation stays effortless. Whether you're searching for a primary residence, vacation getaway, or investment opportunity, this villa places you at the heart of the island lifestyle with easy access to beaches, dining, shopping, and entertainment.

25. 2018-05-14
    soldstatus $272,000
26. 2018-05-04
    soldstatus $272,000
27. 2018-03-18
    listed $275,000
28. 2017-11-21
    soldstatus $250,000
29. 2017-11-20
    soldstatus $250,000
30. 2017-07-15
    listed $259,000
31. 2013-12-30
    soldstatus $215,000
32. 2013-12-27
    soldstatus $215,000
33. 2013-09-03
    listed $229,000

ⓘ 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: $4,704 · $392/mo
• Projected year-2 tax: $4,704 · $392/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: $42,342
• − Mortgage interest: −$25,151
• − Property taxes: −$4,704
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,387
• − Management: −$3,387
• − Depreciation: −$13,062
• Taxable loss: −$9,594
• Est. tax savings @ 24.0%: +$2,303
• After-tax cash flow: $549/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

+96.1% since first listed

17 events — show timeline

• 2026-05-13 Relisted — RSMLS
• 2026-05-13 Relisted — LRMLS
• 2026-04-21 Pending — RSMLS
• 2026-04-21 Pending — LRMLS
• 2026-04-14 Contingent — RSMLS
• 2026-04-14 Contingent — LRMLS
• 2026-04-02 Listed $449,000 RSMLS
• 2026-04-02 Listed $449,000 LRMLS
• 2018-05-14 Sold (Public Records) $272,000 Public Records
• 2018-05-04 Sold (MLS) $272,000 RSMLS
• 2018-03-18 Listed $275,000 RSMLS
• 2017-11-21 Sold (Public Records) $250,000 Public Records
• 2017-11-20 Sold (MLS) $250,000 RSMLS
• 2017-07-15 Listed $259,000 RSMLS
• 2013-12-30 Sold (Public Records) $215,000 Public Records
• 2013-12-27 Sold (MLS) $215,000 RSMLS
• 2013-09-03 Listed $229,000 RSMLS

Property tax history

+4.9%/yr

Latest (2025): $4,704 · +1.1% YoY. Source: county tax records.