12 Valencia Rd #36 · Hilton Head Island, SC 29928

$549,000

3 bd · 3.0 ba · 1,349 sqft · Condo public records · 222 Days on market

Built 1985 $407/sqft · 6% above area Est $520k · 6% over

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Why this score? — see what drove the F 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).

• Appreciation +6.6/10.0
• Cash flow +5.7/30.0
• ARV discount +5.0/15.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks MLS

Welcome tο Cottаgeѕ 2 Vіllas in Ѕhіpyard. This is a 3 bedrοοm 3 Bath Villa with 1 bedroom/bath downstairs and 2 bedrooms/bath upstairs. New Flooring downstairs and a unique Kitchen/Dining area with Built-ins. Lovely rear covered porch with peaceful view. Shipyard Plantation offers 27 holes of golf, World class Tennis at the Van Der Meer Racquet Club, Bike paths to the beach and to the back gate to POPE ave for all the fun Restaurants and Shopping.

Key facts

• New flooring
• World class tennis
• 27 holes of golf

Tags

• NEW FLOORING
• UNIQUE KITCHEN DINING AREA
• LOVELY REAR COVERED PORCH
• PEACEFUL VIEW
• 27 HOLES OF GOLF
• WORLD CLASS TENNIS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $549k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $512k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $448k (18.4% below list).
• Recommended offer: $448k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 3.8% 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.
• Zoned schools: Hilton Head Island Elementary (math 50% / reading 49%, grade D, #168 of 597 statewide, top 31%, 709 students, 56% FRL); Hilton Head Island Middle (math 33% / reading 42%, grade F, #90 of 229 statewide, top 42%, 856 students, 52% FRL); Hilton Head Island High (math 70% / reading 82%, grade A-, #34 of 196 statewide, top 17%, 1,345 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 846 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $4,482/mo this rent would consume 55% 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 $21k of equity ($4k loan paydown + $18k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $40k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $330k; list at $549k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $448,167 (18.4% 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 222 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.79%
• DSCR: 0.61
• GRM: 10.2

CMA / ARV

• ARV (median comp): $519,689
• List price: $549,000
• Delta: 5.64%
• 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: 0.2%
• Equity multiple: 1.01×
• Total profit: $2,082
• Equity at exit: $253,291

10-year hold

• IRR: 4.2%
• Equity multiple: 1.67×
• Total profit: $102,928
• Equity at exit: $395,431

Cash invested: $153,720 (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: 846
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,482 high
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,235/yr
• Insurance: −$229
• HOA est. from 4 same-building comps: −$873
• Vacancy / Maint / Mgmt: −$941
• Net cashflow: $-1,126

Break-even live

Break-even rent $5,908

Max offer price $385,994

Occupancy floor —

Sensitivity live

Price	-10% $-747	-5% $-937	+0% $-1,126	+5% $-1,316	+10% $-1,506
Rent	-10% $-1,481	-5% $-1,304	+0% $-1,126	+5% $-949	+10% $-772
Rate	-1.0pp $-850	-0.5pp $-987	base $-1,126	+0.5pp $-1,269	+1.0pp $-1,413

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	23d	1	0.50mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	15d	1	0.72mi
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	45d	1	0.86mi
183 Beachwalk Unit 1366633P Hilton Head Island, SC	3.0	3.5	1797	$3,943	$2.19	23d	1	0.92mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	15d	1	1.00mi
77 Ocean Ln Unit 1316255P Hilton Head Island, SC	2.0	2.0	1162	$6,002	$5.17	15d	1	1.28mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $549,000 Active 222 DOM
2. 2026-06-18
   days on market $549,000 Active 219 DOM
3. 2026-06-17
   days on market $549,000 Active 218 DOM
4. 2026-06-16
   days on market $549,000 Active 217 DOM
5. 2026-06-15
   days on market $549,000 Active 216 DOM
6. 2026-06-14
   days on market $549,000 Active 214 DOM
7. 2026-06-13
   days on market $549,000 Active 213 DOM
8. 2026-06-10
   days on market $549,000 Active 211 DOM
9. 2026-06-09
   days on market $549,000 Active 210 DOM
10. 2026-06-08
    days on market $549,000 Active 209 DOM
11. 2026-06-07
    days on market $549,000 Active 208 DOM
12. 2026-06-05
    days on market $549,000 Active 205 DOM
13. 2026-06-03
    days on market $549,000 Active 204 DOM
14. 2026-06-02
    days on market $549,000 Active 203 DOM
15. 2026-06-01
    days on market $549,000 Active 202 DOM
16. 2026-05-31
    days on market $549,000 Active 201 DOM
17. 2026-04-07
    price $549,000 475-char remark

    Show marketing remark (475 chars)

    Welcome tο Cottаgeѕ 2 Vіllas in Ѕhіpyard. This is a 3 bedrοοm 3 Bath Villa with 1 bedroom/bath downstairs and 2 bedrooms/bath upstairs. New Flooring downstairs and a unique Kitchen/Dining area with Built-ins. Lovely rear covered porch with peaceful view. Shipyard Plantation offers 27 holes of golf, World class Tennis at the Van Der Meer Racquet Club, Bike paths to the beach and to the back gate to POPE ave for all the fun Restaurants and Shopping.

18. 2026-01-05
    price $575,000 475-char remark

    Show marketing remark (475 chars)

    Welcome tο Cottаgeѕ 2 Vіllas in Ѕhіpyard. This is a 3 bedrοοm 3 Bath Villa with 1 bedroom/bath downstairs and 2 bedrooms/bath upstairs. New Flooring downstairs and a unique Kitchen/Dining area with Built-ins. Lovely rear covered porch with peaceful view. Shipyard Plantation offers 27 holes of golf, World class Tennis at the Van Der Meer Racquet Club, Bike paths to the beach and to the back gate to POPE ave for all the fun Restaurants and Shopping.

19. 2025-11-11
    listed $589,000 Active 475-char remark

    Show marketing remark (475 chars)

    Welcome tο Cottаgeѕ 2 Vіllas in Ѕhіpyard. This is a 3 bedrοοm 3 Bath Villa with 1 bedroom/bath downstairs and 2 bedrooms/bath upstairs. New Flooring downstairs and a unique Kitchen/Dining area with Built-ins. Lovely rear covered porch with peaceful view. Shipyard Plantation offers 27 holes of golf, World class Tennis at the Van Der Meer Racquet Club, Bike paths to the beach and to the back gate to POPE ave for all the fun Restaurants and Shopping.

20. 2008-08-29
    soldstatus $330,000
21. 2008-08-28
    soldstatus $330,000 447-char remark

    Show marketing remark (447 chars)

    Well cared for 3br/3ba condo with a great golf course/lake view. This is a lockout unit which allows you to rent two seperate parts of the condo if desired. Golf and fishing at your back door and short distance walk to the beach make this a great buy. Enjoy Shipyard ammenities including: bike paths, gol, beach club with beach lockers and much more. Used as a vacation home but could be used as a rental or permanent home. Great Villa, Great Buy!

22. 2007-10-26
    listed $385,000 447-char remark

    Show marketing remark (447 chars)

    Well cared for 3br/3ba condo with a great golf course/lake view. This is a lockout unit which allows you to rent two seperate parts of the condo if desired. Golf and fishing at your back door and short distance walk to the beach make this a great buy. Enjoy Shipyard ammenities including: bike paths, gol, beach club with beach lockers and much more. Used as a vacation home but could be used as a rental or permanent home. Great Villa, Great Buy!

23. 1992-12-01
    soldstatus $98,000
24. 1986-03-01
    soldstatus $171,750

ⓘ 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: $53,780
• − Mortgage interest: −$30,753
• − Property taxes: −$8,235
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,302
• − Management: −$4,302
• − HOA: −$10,476
• − Depreciation: −$15,971
• Taxable loss: −$23,004
• Est. tax savings @ 24.0%: +$5,521
• After-tax cash flow: $-7,997/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

+219.7% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $549,000 RSMLS
• 2026-01-05 Price Changed $575,000 RSMLS
• 2025-11-11 Listed $589,000 RSMLS
• 2008-08-29 Sold (Public Records) $330,000 Public Records
• 2008-08-28 Sold (MLS) $330,000 RSMLS
• 2007-10-26 Listed $385,000 RSMLS
• 1992-12-01 Sold (Public Records) $98,000 Public Records
• 1986-03-01 Sold (Public Records) $171,750 Public Records

Property tax history

-13.1%/yr

Latest (2025): $175 · +4.8% YoY. Source: county tax records.