3 Marsh Harbor Dr Unit E · Beaufort, SC 29907

$215,000

2 bd · 2.0 ba · 1,105 sqft · Condo public records · 276 Days on market

Built 1974 $195/sqft · 9% below area Est $258k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity to live in the waterfront community of Marsh harbor! Maintenance free living and close proximity to town makes this unit ideal for anyone moving to the Beaufort area. Not to mention waterfront views and sunset evenings just a short walk from your front door!

Key facts

• Waterfront views
• Waterfront community
• Community pool

Tags

• WATERFRONT COMMUNITY
• MAINTENANCE FREE LIVING
• WATERFRONT VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (20.3% below list).
• Recommended offer: $171k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.5% in Beaufort — 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 69/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, housing A; Watch: crime F, commute 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: 307 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $171,431 (20.3% 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 276 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.80% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 10.5

CMA / ARV

• ARV (median comp): $257,884
• List price: $215,000
• Delta: -16.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.02×
• Total profit: $-59,254
• Equity at exit: $32,057

10-year hold

• IRR: -30.0%
• Equity multiple: -0.37×
• Total profit: $-82,529
• Equity at exit: $18,589

Cash invested: $60,200 (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 29907

• Home prices YoY: -24.5%
• Active inventory: 307
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$90
• HOA est. from 2 same-building comps: −$445
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-386

Break-even live

Break-even rent $2,203

Max offer price $146,777

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Colony Gardens Rd Beaufort, SC	2.0–3.0	2.0	1136	$1,499	$1.32	20d	9	0.27mi
903 Emmons St Beaufort, SC	2.0	1.0	1200	$2,350	$1.96	13d	1	1.01mi
40 Southern Magnolia Dr Beaufort, SC	3.0	2.0	1340	$2,000	$1.49	20d	1	1.23mi

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. 2026-06-18
   days on market $215,000 Active 276 DOM
2. 2026-06-17
   days on market $215,000 Active 275 DOM
3. 2026-06-16
   days on market $215,000 Active 274 DOM
4. 2026-06-15
   days on market $215,000 Active 273 DOM
5. 2026-06-14
   days on market $215,000 Active 271 DOM
6. 2026-06-13
   days on market $215,000 Active 270 DOM
7. 2026-06-10
   days on market $215,000 Active 268 DOM
8. 2026-06-09
   days on market $215,000 Active 267 DOM
9. 2026-06-08
   days on market $215,000 Active 266 DOM
10. 2026-06-07
    days on market $215,000 Active 265 DOM
11. 2026-06-05
    days on market $215,000 Active 262 DOM
12. 2026-06-03
    days on market $215,000 Active 261 DOM
13. 2026-06-02
    days on market $215,000 Active 260 DOM
14. 2026-06-01
    days on market $215,000 Active 259 DOM
15. 2026-05-31
    pricedays on market $215,000 Active 258 DOM
16. 2026-01-26
    price $225,000 278-char remark

    Show marketing remark (278 chars)

    Amazing opportunity to live in the waterfront community of Marsh harbor! Maintenance free living and close proximity to town makes this unit ideal for anyone moving to the Beaufort area. Not to mention waterfront views and sunset evenings just a short walk from your front door!

17. 2025-11-30
    price $240,000 278-char remark

    Show marketing remark (278 chars)

    Amazing opportunity to live in the waterfront community of Marsh harbor! Maintenance free living and close proximity to town makes this unit ideal for anyone moving to the Beaufort area. Not to mention waterfront views and sunset evenings just a short walk from your front door!

18. 2025-09-15
    listed $245,000 Active 278-char remark

    Show marketing remark (278 chars)

    Amazing opportunity to live in the waterfront community of Marsh harbor! Maintenance free living and close proximity to town makes this unit ideal for anyone moving to the Beaufort area. Not to mention waterfront views and sunset evenings just a short walk from your front door!

19. 2022-09-26
    soldstatus $170,000 Closed 690-char remark

    Show marketing remark (690 chars)

    Welcome to this charming, 2 bedroom 2 bath townhouse located on Lady's Island in Marsh Harbor & a short drive to historic Beaufort. Newer flooring & carpet on 1st floor, newer kitchen cabinets. Nice Carolina room off the great room. Tranquil wooded yard & upper sundeck overlooks naturally landscaped area w/ lots of privacy. Peek-A-Boo view of the marsh from front porch. Service yard & storage shed in front. Fabulous location & low maintenance lifestyle! Roof replaced in 2015. Regime fee covers amenities, pool, tennis, trash & recycling, lawn maintenance & exterior insurance. Marsh Harbor is a hidden treasure. A great place to call your own!

20. 2022-09-19
    status Pending 690-char remark

    Show marketing remark (690 chars)

    Welcome to this charming, 2 bedroom 2 bath townhouse located on Lady's Island in Marsh Harbor & a short drive to historic Beaufort. Newer flooring & carpet on 1st floor, newer kitchen cabinets. Nice Carolina room off the great room. Tranquil wooded yard & upper sundeck overlooks naturally landscaped area w/ lots of privacy. Peek-A-Boo view of the marsh from front porch. Service yard & storage shed in front. Fabulous location & low maintenance lifestyle! Roof replaced in 2015. Regime fee covers amenities, pool, tennis, trash & recycling, lawn maintenance & exterior insurance. Marsh Harbor is a hidden treasure. A great place to call your own!

21. 2022-08-18
    price $175,000 690-char remark

    Show marketing remark (690 chars)

    Welcome to this charming, 2 bedroom 2 bath townhouse located on Lady's Island in Marsh Harbor & a short drive to historic Beaufort. Newer flooring & carpet on 1st floor, newer kitchen cabinets. Nice Carolina room off the great room. Tranquil wooded yard & upper sundeck overlooks naturally landscaped area w/ lots of privacy. Peek-A-Boo view of the marsh from front porch. Service yard & storage shed in front. Fabulous location & low maintenance lifestyle! Roof replaced in 2015. Regime fee covers amenities, pool, tennis, trash & recycling, lawn maintenance & exterior insurance. Marsh Harbor is a hidden treasure. A great place to call your own!

22. 2022-08-15
    status Active 690-char remark

    Show marketing remark (690 chars)

    Welcome to this charming, 2 bedroom 2 bath townhouse located on Lady's Island in Marsh Harbor & a short drive to historic Beaufort. Newer flooring & carpet on 1st floor, newer kitchen cabinets. Nice Carolina room off the great room. Tranquil wooded yard & upper sundeck overlooks naturally landscaped area w/ lots of privacy. Peek-A-Boo view of the marsh from front porch. Service yard & storage shed in front. Fabulous location & low maintenance lifestyle! Roof replaced in 2015. Regime fee covers amenities, pool, tennis, trash & recycling, lawn maintenance & exterior insurance. Marsh Harbor is a hidden treasure. A great place to call your own!

23. 2022-08-07
    listed $199,000 690-char remark

    Show marketing remark (690 chars)

    Welcome to this charming, 2 bedroom 2 bath townhouse located on Lady's Island in Marsh Harbor & a short drive to historic Beaufort. Newer flooring & carpet on 1st floor, newer kitchen cabinets. Nice Carolina room off the great room. Tranquil wooded yard & upper sundeck overlooks naturally landscaped area w/ lots of privacy. Peek-A-Boo view of the marsh from front porch. Service yard & storage shed in front. Fabulous location & low maintenance lifestyle! Roof replaced in 2015. Regime fee covers amenities, pool, tennis, trash & recycling, lawn maintenance & exterior insurance. Marsh Harbor is a hidden treasure. A great place to call your own!

24. 2019-02-04
    soldstatus $100,000
25. 2019-01-28
    soldstatus $100,000
26. 2018-11-19
    listed $105,000
27. 2017-10-30
    listed $115,000
28. 2016-03-24
    soldstatus $87,500
29. 2016-03-21
    soldstatus $87,500
30. 2015-06-01
    listed $89,000
31. 1997-08-29
    soldstatus $67,900
32. 1996-09-23
    soldstatus $57,500
33. 1977-03-01
    soldstatus $42,000

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$284/yr (+$24/mo · 30.2%)

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

Taxation est. · year 1

• Rental income: $20,572
• − Mortgage interest: −$12,043
• − Property taxes: −$941
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$5,340
• − Depreciation: −$6,255
• Taxable loss: −$8,374
• Est. tax savings @ 24.0%: +$2,010
• After-tax cash flow: $-2,625/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 — Beaufort

• Score: 69/100
• State rank: #76
• US rank: #8748

Category grades

Amenities A Commute F Cost of living A- Crime F Employment C+ Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,992
• Population (ZIP): 14,848

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 (78%)
• Race & ethnicity: White 78% Black 12% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Lithuanian 4% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 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: ▼ -94.73%
• Current HPI: 291.9815
• Rent YoY: —
• Metro: —
• 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

+435.7% since first listed

18 events — show timeline

• 2026-01-26 Price Changed $225,000 LRMLS
• 2025-11-30 Price Changed $240,000 LRMLS
• 2025-09-15 Listed $245,000 LRMLS
• 2022-09-26 Sold (MLS) $170,000 RSMLS
• 2022-09-19 Pending — RSMLS
• 2022-08-18 Price Changed $175,000 RSMLS
• 2022-08-15 Relisted — RSMLS
• 2022-08-07 Listed $199,000 RSMLS
• 2019-02-04 Sold (Public Records) $100,000 Public Records
• 2019-01-28 Sold (MLS) $100,000 LRMLS
• 2018-11-19 Listed $105,000 LRMLS
• 2017-10-30 Listed $115,000 LRMLS
• 2016-03-24 Sold (Public Records) $87,500 Public Records
• 2016-03-21 Sold (MLS) $87,500 LRMLS
• 2015-06-01 Listed $89,000 LRMLS
• 1997-08-29 Sold (Public Records) $67,900 Public Records
• 1996-09-23 Sold (Public Records) $57,500 Public Records
• 1977-03-01 Sold (Public Records) $42,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $941 · -0.0% YoY. Source: county tax records.