29 Three Mast Ln #29 · Hilton Head Island, SC 29928

$350,000

2 bd · 2.0 ba · 1,242 sqft · Condo · 58 Days on market

Built 1983 Good condition $282/sqft · 5% above area Est $332k · 5% over

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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).

• Appreciation +6.6/10.0
• Cash flow +6.4/30.0
• ARV discount +5.1/15.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Locatеd on thе deѕіrable sοuth еnd of Hilton Head Island, thіѕ light-filled 2-bedroom, 2-bath villa offers an open-concept floor plan ideal for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen, featuring stainless steel appliances and ample storage. Both bedrooms are generously sized, and a separate laundry/utility room provides additional storage and convenience. Enjoy your private screened porch, perfect for morning coffee or relaxing after a day at the beach. Situated just minutes from Coligny Beach, dining, and shopping. This villa is located in the Broad Creek Landing community, offering excellent amenities, including a community pool, a clubhouse, tennis courts, and grilling areas.

Key facts

• Clubhouse
• Community pool
• Tennis courts

Tags

• OPEN-CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• PRIVATE SCREENED PORCH
• COMMUNITY POOL
• CLUBHOUSE
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-613 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (20.7% below list).
• Recommended offer: $278k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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 34% 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 $14k of equity ($2k loan paydown + $11k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $293k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $277,711 (20.7% 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 58 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 10.5

CMA / ARV

• ARV (median comp): $332,143
• List price: $350,000
• Delta: 5.38%
• 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: 1.4%
• Equity multiple: 1.08×
• Total profit: $7,911
• Equity at exit: $161,479

10-year hold

• IRR: 5.1%
• Equity multiple: 1.81×
• Total profit: $79,487
• Equity at exit: $252,096

Cash invested: $98,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,777 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA est. from 3 same-building comps: −$388
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-613

Break-even live

Break-even rent $3,553

Max offer price $261,319

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: $87,500
• Closing costs: $10,500
• 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	13d	1	0.19mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $350,000 Active 58 DOM
2. 2026-06-17
   days on market $350,000 Active 57 DOM
3. 2026-06-16
   days on market $350,000 Active 56 DOM
4. 2026-06-15
   days on market $350,000 Active 55 DOM
5. 2026-06-14
   days on market $350,000 Active 53 DOM
6. 2026-06-13
   days on market $350,000 Active 52 DOM
7. 2026-06-10
   days on market $350,000 Active 50 DOM
8. 2026-06-09
   days on market $350,000 Active 49 DOM
9. 2026-06-08
   days on market $350,000 Active 48 DOM
10. 2026-06-07
    days on market $350,000 Active 47 DOM
11. 2026-06-05
    days on market $350,000 Active 44 DOM
12. 2026-06-03
    days on market $350,000 Active 43 DOM
13. 2026-06-02
    days on market $350,000 Active 42 DOM
14. 2026-06-01
    days on market $350,000 Active 41 DOM
15. 2026-05-31
    days on market $350,000 Active 40 DOM
16. 2026-04-16
    listed $350,000 Active 753-char remark

    Show marketing remark (753 chars)

    Locatеd on thе deѕіrable sοuth еnd of Hilton Head Island, thіѕ light-filled 2-bedroom, 2-bath villa offers an open-concept floor plan ideal for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen, featuring stainless steel appliances and ample storage. Both bedrooms are generously sized, and a separate laundry/utility room provides additional storage and convenience. Enjoy your private screened porch, perfect for morning coffee or relaxing after a day at the beach. Situated just minutes from Coligny Beach, dining, and shopping. This villa is located in the Broad Creek Landing community, offering excellent amenities, including a community pool, a clubhouse, tennis courts, and grilling areas.

17. 2024-03-04
    soldstatus $293,000 Closed 493-char remark

    Show marketing remark (493 chars)

    Great opportunity to be on the southern end of Hilton Head Island for under $300,000. This upstairs villa is a premium with big windows letting natural light in and a Screened-in Porch overlooking a protected wooded area. Two-bedroom, Two-bath with a Kitchen open to the Great Room and Dining Area is price positioned for updating. The location, being on the second floor and walking distance to the pool and tennis, makes this one of the best locations in Three Mast. 10 minutes to the beach.

18. 2024-02-16
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Great opportunity to be on the southern end of Hilton Head Island for under $300,000. This upstairs villa is a premium with big windows letting natural light in and a Screened-in Porch overlooking a protected wooded area. Two-bedroom, Two-bath with a Kitchen open to the Great Room and Dining Area is price positioned for updating. The location, being on the second floor and walking distance to the pool and tennis, makes this one of the best locations in Three Mast. 10 minutes to the beach.

19. 2024-02-09
    price $299,000 493-char remark

    Show marketing remark (493 chars)

    Great opportunity to be on the southern end of Hilton Head Island for under $300,000. This upstairs villa is a premium with big windows letting natural light in and a Screened-in Porch overlooking a protected wooded area. Two-bedroom, Two-bath with a Kitchen open to the Great Room and Dining Area is price positioned for updating. The location, being on the second floor and walking distance to the pool and tennis, makes this one of the best locations in Three Mast. 10 minutes to the beach.

20. 2024-01-15
    listed $319,000 Active 493-char remark

    Show marketing remark (493 chars)

    Great opportunity to be on the southern end of Hilton Head Island for under $300,000. This upstairs villa is a premium with big windows letting natural light in and a Screened-in Porch overlooking a protected wooded area. Two-bedroom, Two-bath with a Kitchen open to the Great Room and Dining Area is price positioned for updating. The location, being on the second floor and walking distance to the pool and tennis, makes this one of the best locations in Three Mast. 10 minutes to the beach.

ⓘ 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: $33,325
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − HOA: −$4,656
• − Depreciation: −$10,182
• Taxable loss: −$13,450
• Est. tax savings @ 24.0%: +$3,228
• After-tax cash flow: $-4,126/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, light-filled villa in Hilton Head Island offers a good investment opportunity with minimal updates needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both window treatments — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+9.7% since first listed

5 events — show timeline

• 2026-04-16 Listed $350,000 RSMLS
• 2024-03-04 Sold (MLS) $293,000 RSMLS
• 2024-02-16 Pending — RSMLS
• 2024-02-09 Price Changed $299,000 RSMLS
• 2024-01-15 Listed $319,000 RSMLS