23 Orange Grove Rd · Beaufort, SC 29920

$310,000

4 bd · 3.0 ba · 2,243 sqft · SingleFamily · 206 Days on market

Built 1984 0.50 ac lot $138/sqft · 58% below area

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Why this score? — see what drove the C- 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

Key facts

• 0.5 acre lot
• Parking
• Built 1984

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/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 $302k (2.5% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 324 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 206 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask has dropped $65k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; list at $310k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $737,088
• List price: $310,000
• Delta: -57.94%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-25,776
• Equity at exit: $46,222

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $8,937
• Equity at exit: $26,803

Cash invested: $86,800 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 324
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,022 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$248 /mo · $2,979/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $385

Break-even live

Break-even rent $2,536

Max offer price $310,000

Occupancy floor 82%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-15
   days on market $310,000 Active 206 DOM
2. 2026-06-14
   days on market $310,000 Active 204 DOM
3. 2026-06-13
   days on market $310,000 Active 203 DOM
4. 2026-06-10
   days on market $310,000 Active 201 DOM
5. 2026-06-09
   days on market $310,000 Active 200 DOM
6. 2026-06-08
   days on market $310,000 Active 199 DOM
7. 2026-06-07
   days on market $310,000 Active 198 DOM
8. 2026-06-05
   days on market $310,000 Active 195 DOM
9. 2026-06-03
   days on market $310,000 Active 194 DOM
10. 2026-06-02
    days on market $310,000 Active 193 DOM
11. 2026-06-01
    days on market $310,000 Active 192 DOM
12. 2026-05-31
    days on market $310,000 Active 191 DOM
13. 2026-05-17
    price $310,000

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

14. 2026-05-17
    price $310,000 882-char remark

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

15. 2026-01-31
    price $330,000

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

16. 2026-01-31
    price $330,000 882-char remark

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

17. 2026-01-23
    price $345,000

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

18. 2026-01-23
    price $345,000 882-char remark

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

19. 2026-01-09
    price $365,000

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

20. 2026-01-09
    price $365,000 882-char remark

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

21. 2025-11-21
    listed $375,000 Active

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

22. 2025-11-21
    listed $375,000 Active 882-char remark

    Show marketing remark (882 chars)

    Welcome to your ideal Lowcountry retreat on St. Helena Island! This beautifully renovated 4-bedroom, 3-bath home offers more than 2,200 sq ft of modern, comfortable living on a generous half-acre lot. With no HOA, you'll enjoy the freedom and flexibility to make this property truly your own. Every detail has been thoughtfully updated, creating a true turn-key opportunity. Whether you're searching for a full-time residence, a coastal getaway, or a strong investment property, this home performs exceptionally well as a short-term rental. Located just minutes from the breathtaking beaches of Hunting Island and less than 20 minutes to downtown Beaufort, you'll experience the perfect balance of tranquility and convenience. Don't miss your chance to own a slice of paradise on St. Helena 0Schedule your private tour today and discover all the charm this property offers.

23. 2025-02-16
    price $350,000
24. 2025-02-16
    price $350,000
25. 2024-10-20
    price $375,000
26. 2024-10-20
    price $375,000
27. 2024-09-10
    price $390,000
28. 2024-09-10
    price $390,000
29. 2024-08-26
    listed $410,000 Active
30. 2024-08-24
    listed $410,000
31. 2024-03-29
    listed $415,000 Active
32. 2024-03-29
    status Active
33. 2024-03-20
    listed $415,000
34. 2024-02-27
    price $415,000
35. 2024-01-24
    status Active
36. 2024-01-12
    historical Under Contract - Take Backup
37. 2024-01-08
    listed $424,900 Active
38. 2022-11-02
    soldstatus $189,000 Closed
39. 2022-11-02
    soldstatus $189,000
40. 2022-09-12
    status Pending
41. 2022-08-24
    status Active
42. 2022-08-22
    status Pending
43. 2021-11-04
    listed $197,000 Active
44. 2021-04-16
    listed $198,500

ⓘ 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: $2,979 · $248/mo
• Projected year-2 tax: $2,979 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,269
• − Mortgage interest: −$17,365
• − Property taxes: −$2,979
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − Depreciation: −$9,018
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $4,723/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): 9,918

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -48.29%
• Current HPI: 284.2064
• 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

+56.2% since first listed

32 events — show timeline

• 2026-05-17 Price Changed $310,000 RSMLS
• 2026-05-17 Price Changed $310,000 LRMLS
• 2026-01-31 Price Changed $330,000 RSMLS
• 2026-01-31 Price Changed $330,000 LRMLS
• 2026-01-23 Price Changed $345,000 RSMLS
• 2026-01-23 Price Changed $345,000 LRMLS
• 2026-01-09 Price Changed $365,000 RSMLS
• 2026-01-09 Price Changed $365,000 LRMLS
• 2025-11-21 Listed $375,000 RSMLS
• 2025-11-21 Listed $375,000 LRMLS
• 2025-02-16 Price Changed $350,000 RSMLS
• 2025-02-16 Price Changed $350,000 LRMLS
• 2024-10-20 Price Changed $375,000 LRMLS
• 2024-10-20 Price Changed $375,000 RSMLS
• 2024-09-10 Price Changed $390,000 LRMLS
• 2024-09-10 Price Changed $390,000 RSMLS
• 2024-08-26 Listed $410,000 LRMLS
• 2024-08-24 Listed $410,000 RSMLS
• 2024-03-29 Listed $415,000 LRMLS
• 2024-03-29 Relisted — RSMLS
• 2024-03-20 Listed $415,000 RSMLS
• 2024-02-27 Price Changed $415,000 LRMLS
• 2024-01-24 Relisted — LRMLS
• 2024-01-12 Contingent — LRMLS
• 2024-01-08 Listed $424,900 LRMLS
• 2022-11-02 Sold (Public Records) $189,000 Public Records
• 2022-11-02 Sold (MLS) $189,000 LRMLS
• 2022-09-12 Pending — LRMLS
• 2022-08-24 Relisted — LRMLS
• 2022-08-22 Pending — LRMLS
• 2021-11-04 Listed $197,000 LRMLS
• 2021-04-16 Listed $198,500 LRMLS

Property tax history

+45.0%/yr

Latest (2025): $2,979 · +1.6% YoY. Source: county tax records.