239 Beach City Rd #1318 · Hilton Head Island, SC 29926

$260,000

2 bd · 2.0 ba · 917 sqft · Condo public records · 42 Days on market

Built 1984 $284/sqft · 28% below area Est $361k · 28% under

---

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 +10.1/30.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound offering 917 heated square feet...functional layout with KITCHEN, LIVING ROOM, EAT-IN KITCHEN area, and PRIVATE BALCONY... community amenities include BEACH ACCESS, heated/solar COMMUNITY POOL, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and Hilton Head beaches. 2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound featuring 917 heated square feet...this unit offers a functional floor plan with a KITCHEN, LIVING ROOM, and EAT-IN KITCHEN area, along with a PRIVATE BALCONY where you can enjoy the surrounding water views...the interior includes comfortable living space, a defined kitchen area, and a practical layout designed for easy everyday use or a Hilton Head getaway... community amenities include BEACH ACCESS, COMMUNITY POOL heated/solar, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include a FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING in the primary bedroom, both bathrooms, and guest bedroom, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and local beaches on Hilton Head.

Key facts

• Fitness center
• Security gate
• Community pool

Tags

• PRIVATE BALCONY
• BEACH ACCESS
• COMMUNITY POOL
• TENNIS COURTS
• FITNESS CENTER
• SECURITY GATE

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association amenities include pool, beach access/rights, tennis courts, basketball court, fitness center, playground, barbecue/picnic area, guard service; Association fee covers management, common areas, cable TV, insurance, internet, structural maintenance, pest control, pool(s), sewer, trash, water, and grounds maintenance

Exterior

• Parking: Unassigned parking
• Utilities: Public water
• Home design: Single-story; Wood siding
• Construction: Wood siding construction
• Exterior features: Enclosed porch; Porch; Has a view; Community solar-heated pool; Community pool access

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: Living Room; Kitchen; Eat-in Kitchen
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fresh paint; Eat-in kitchen; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/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 $258k (0.8% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 soft (-0.2%/yr); 385 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 42 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $260k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $252,200 (3.0% 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 42 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.99% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 8.4

CMA / ARV

• ARV (median comp): $360,737
• List price: $260,000
• Delta: -27.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.19×
• Total profit: $-59,252
• Equity at exit: $38,767

10-year hold

• IRR: -37.2%
• Equity multiple: -0.27×
• Total profit: $-92,336
• Equity at exit: $22,480

Cash invested: $72,800 (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 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 385
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,579 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$108
• HOA est. from 14 same-building comps: −$595
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-155

Break-even live

Break-even rent $2,775

Max offer price $232,696

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Beach City Rd #1120 Hilton Head Island, SC	2.0	2.0	917	$1,995	$2.18	43d	1	0.03mi
239 Beach City Rd Unit 1316239P Hilton Head Island, SC	2.0	2.0	839	$3,073	$3.66	21d	1	0.07mi
155 Dillon Rd Hilton Head Island, SC	2.0	2.0–2.5	1120	$2,050	$1.83	13d	1	0.72mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	13d	1	1.41mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $260,000 Active 42 DOM
2. 2026-06-17
   days on market $260,000 Active 41 DOM
3. 2026-06-16
   days on market $260,000 Active 40 DOM
4. 2026-06-15
   days on market $260,000 Active 39 DOM
5. 2026-06-14
   days on market $260,000 Active 37 DOM
6. 2026-06-13
   days on market $260,000 Active 36 DOM
7. 2026-06-10
   days on market $260,000 Active 34 DOM
8. 2026-06-09
   days on market $260,000 Active 33 DOM
9. 2026-06-08
   days on market $260,000 Active 32 DOM
10. 2026-06-07
    days on market $260,000 Active 31 DOM
11. 2026-06-05
    days on market $260,000 Active 28 DOM
12. 2026-06-03
    days on market $260,000 Active 27 DOM
13. 2026-06-03
    price $260,000 Active 26 DOM
14. 2026-06-02
    days on market $275,000 Active 26 DOM

    Show marketing remark (1854 chars)

    2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound offering 917 heated square feet...functional layout with KITCHEN, LIVING ROOM, EAT-IN KITCHEN area, and PRIVATE BALCONY... community amenities include BEACH ACCESS, heated/solar COMMUNITY POOL, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and Hilton Head beaches. 2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound featuring 917 heated square feet...this unit offers a functional floor plan with a KITCHEN, LIVING ROOM, and EAT-IN KITCHEN area, along with a PRIVATE BALCONY where you can enjoy the surrounding water views...the interior includes comfortable living space, a defined kitchen area, and a practical layout designed for easy everyday use or a Hilton Head getaway... community amenities include BEACH ACCESS, COMMUNITY POOL heated/solar, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include a FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING in the primary bedroom, both bathrooms, and guest bedroom, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and local beaches on Hilton Head.

15. 2026-06-01
    days on market $275,000 Active 25 DOM
16. 2026-05-31
    days on market $275,000 Active 24 DOM
17. 2026-05-30
    days on market $275,000 Active 23 DOM
18. 2026-05-07
    listed $275,000 Active 1514-char remark

    Show marketing remark (1854 chars)

    2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound offering 917 heated square feet...functional layout with KITCHEN, LIVING ROOM, EAT-IN KITCHEN area, and PRIVATE BALCONY... community amenities include BEACH ACCESS, heated/solar COMMUNITY POOL, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and Hilton Head beaches. 2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound featuring 917 heated square feet...this unit offers a functional floor plan with a KITCHEN, LIVING ROOM, and EAT-IN KITCHEN area, along with a PRIVATE BALCONY where you can enjoy the surrounding water views...the interior includes comfortable living space, a defined kitchen area, and a practical layout designed for easy everyday use or a Hilton Head getaway... community amenities include BEACH ACCESS, COMMUNITY POOL heated/solar, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include a FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING in the primary bedroom, both bathrooms, and guest bedroom, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and local beaches on Hilton Head.

19. 2026-05-07
    listed $275,000 Active 1939-char remark

    Show marketing remark (1854 chars)

    2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound offering 917 heated square feet...functional layout with KITCHEN, LIVING ROOM, EAT-IN KITCHEN area, and PRIVATE BALCONY... community amenities include BEACH ACCESS, heated/solar COMMUNITY POOL, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and Hilton Head beaches. 2-BEDROOM, 2-BATH CONDO with WATER VIEWS in The Spa on Port Royal Sound featuring 917 heated square feet...this unit offers a functional floor plan with a KITCHEN, LIVING ROOM, and EAT-IN KITCHEN area, along with a PRIVATE BALCONY where you can enjoy the surrounding water views...the interior includes comfortable living space, a defined kitchen area, and a practical layout designed for easy everyday use or a Hilton Head getaway... community amenities include BEACH ACCESS, COMMUNITY POOL heated/solar, TENNIS COURTS, FITNESS CENTER, SECURITY GATE, OUTDOOR GRILLING AREA, PICNIC AREA, PLAYGROUND, and landscape maintenance...monthly regime includes cable, internet, water, sewer, pest control, building maintenance, landscaping, garbage service, and insurance...recent updates include a FULL HVAC REPLACEMENT in 2023, FURNACE REPLACED approximately 2-3 years ago, WASHER AND DRYER REPLACED, UPDATED FLOORING in the primary bedroom, both bathrooms, and guest bedroom, and FULL INTERIOR PAINT in 2023...conveniently located near shopping, dining, and local beaches on Hilton Head.

20. 2005-02-22
    soldstatus $128,000
21. 2005-02-18
    soldstatus $128,000

    Show marketing remark (129 chars)

    Awesome water views. Loaded with upgrades. New Carolina flooring, paint, stove, dishwasher, and more. Clean and ready to live in.

22. 2005-01-08
    listed $139,900

    Show marketing remark (129 chars)

    Awesome water views. Loaded with upgrades. New Carolina flooring, paint, stove, dishwasher, and more. Clean and ready to live in.

23. 2000-03-24
    soldstatus $52,000
24. 1993-04-08
    soldstatus $29,600
25. 1987-09-01
    soldstatus $43,950
26. 1984-08-01
    soldstatus $87,900

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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: $30,949
• − Mortgage interest: −$14,564
• − Property taxes: −$1,503
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − HOA: −$7,140
• − Depreciation: −$7,564
• Taxable loss: −$6,073
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $-397/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): 24,458
• Household income: $97,948
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 562.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 16% French/Haitian/Cajun 1% 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: ▼ -98.89%
• Current HPI: 271.4783
• Rent YoY: ▼ -0.16%
• 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

+195.8% since first listed

11 events — show timeline

• 2026-06-02 Price Changed $260,000 RSMLS
• 2026-06-02 Price Changed $260,000 LRMLS
• 2026-05-07 Listed $275,000 LRMLS
• 2026-05-07 Listed $275,000 RSMLS
• 2005-02-22 Sold (Public Records) $128,000 Public Records
• 2005-02-18 Sold (MLS) $128,000 RSMLS
• 2005-01-08 Listed $139,900 RSMLS
• 2000-03-24 Sold (Public Records) $52,000 Public Records
• 1993-04-08 Sold (Public Records) $29,600 Public Records
• 1987-09-01 Sold (Public Records) $43,950 Public Records
• 1984-08-01 Sold (Public Records) $87,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,503 · +1.6% YoY. Source: county tax records.