53 Delander Ct #18 · Hilton Head Island, SC 29928

$299,000

2 bd · 1.0 ba · 950 sqft · Condo public records · 1 Days on market

Built 1976

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated 2 bedroom, 1 bathroom flat on Hilton Head's desirable South End. Light and airy with coastal charm, this second-floor villa features smooth ceilings, luxury vinyl plank flooring, and a fresh neutral palette throughout. The kitchen shines with quartz countertops, stainless steel appliances, and crisp white cabinetry, opening seamlessly into the inviting living area for effortless entertaining. Enjoy morning coffee or evening breezes on your private balcony surrounded by lush greenery. Thoughtful details include new washer and dryer, abundant natural light, and tasteful modern finishes. Ideally situated just minutes from the island's top beaches, shops, and dining, and offering access to a sparkling community pool, this property captures the essence of Lowcountry living, relaxed, refined, and ready to enjoy.

Key facts

• Quartz countertops
• Community pool
• Convenient location

Tags

• QUARTZ COUNTERTOPS
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• COMMUNITY POOL
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Pets allowed (dogs OK, number limit applies)
• HOA & community: Community pool; Association covers management, common areas, insurance, grounds maintenance, structure maintenance, pest control, pool(s), sewer, trash and water

Exterior

• Parking: Assigned parking
• Utilities: Public water
• Home design: 2-story building; Wood siding construction
• Construction: Wood siding
• Exterior features: Balcony; Patio; Community pool; Has view

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Stove
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Ceiling fans; Multiple closets; Smooth ceilings; Separate shower; Smart thermostat; Window treatments; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Utility room / laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $8 ($91/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (11.0% below list).
• Recommended offer: $266k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 33% 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 $12k of equity ($2k loan paydown + $10k 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 $84k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 8y 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.

Recommended offer $266,026 (11.0% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.48×
• Total profit: $40,470
• Equity at exit: $137,949

10-year hold

• IRR: 10.9%
• Equity multiple: 2.68×
• Total profit: $140,353
• Equity at exit: $215,362

Cash invested: $83,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,660 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$125
• HOA est. from 1 same-building comp: −$296
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $8

Break-even live

Break-even rent $2,651

Max offer price $299,000

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $92	+0% $8	+5% $-77	+10% $-162
Rent	-10% $-203	-5% $-98	+0% $8	+5% $113	+10% $218
Rate	-1.0pp $158	-0.5pp $84	base $8	+0.5pp $-70	+1.0pp $-149

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: $74,750
• Closing costs: $8,970
• 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	14d	1	0.57mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-18
   remarks 643-char remark
2. 2026-06-18
   listed $299,000 Active 1 DOM

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$439/yr (+$37/mo · 34.7%)

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

Taxation est. · year 1

• Rental income: $31,923
• − Mortgage interest: −$16,749
• − Property taxes: −$1,266
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − HOA: −$3,552
• − Depreciation: −$8,698
• Taxable loss: −$4,944
• Est. tax savings @ 24.0%: +$1,187
• After-tax cash flow: $1,277/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

-81.3% since first listed

22 events — show timeline

• 2026-06-17 Listed $299,000 RSMLS
• 2026-02-12 Sold (Public Records) $265,000 Public Records
• 2026-02-06 Sold (MLS) $265,000 LRMLS
• 2026-02-06 Sold (MLS) $265,000 RSMLS
• 2026-01-16 Pending — LRMLS
• 2026-01-16 Pending — RSMLS
• 2025-10-23 Listed $295,000 RSMLS
• 2025-10-23 Listed $295,000 LRMLS
• 2025-09-09 Price Changed $335,000 LRMLS
• 2025-09-09 Price Changed $335,000 RSMLS
• 2025-08-07 Price Changed $340,000 RSMLS
• 2025-04-23 Price Changed $349,000 LRMLS
• 2025-04-23 Price Changed $349,000 RSMLS
• 2025-03-25 Listed $355,000 RSMLS
• 2025-03-25 Listed $355,000 LRMLS
• 2018-12-27 Sold (MLS) $150,000 RSMLS
• 2018-10-30 Listed $159,000 RSMLS
• 2018-08-24 Sold (MLS) $91,500 RSMLS
• 2018-08-03 Listed $89,900 RSMLS
• 2004-11-03 Sold (Public Records) $80,000 Public Records
• 1994-03-01 Sold (Public Records) $49,900 Public Records
• 1986-12-01 Sold (Public Records) $1,595,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,266 · +1.5% YoY. Source: county tax records.