80 Paddle Boat Ln #808 · Hilton Head Island, SC 29928

$265,000

1 bd · 1.0 ba · 761 sqft · Condo · 108 Days on market

Built 2002 Good condition $348/sqft · 12% below area Est $300k · 12% under

---

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).

• ARV discount +12.7/15.0
• Cash flow +11.9/30.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks MLS

Well-apрoіnted аnd іdeally ѕіtuated, this 1-bedroom, 1-bath vіllа in Brighton Bay Villas offers low-maintenance living in one of the island's most convenient South End locations. LVP flooring flows throughout the interior, creating a clean, cohesive feel. The updated bathroom features a spacious walk-in shower, and a separate laundry room adds everyday functionality. Step onto the private balcony overlooking the community pool-complete with additional storage-perfect for enjoying quiet mornings or relaxed evenings. Residents enjoy access to a community pool, fitness center, car wash station, and assigned, covered parking underneath. Palmetto Bay Marina is right next door for easy access to dining and entertainment. A smart opportunity for a primary residence, second home, or investment-offering comfort, convenience, and a strong South End location.

Key facts

• Fitness center
• Car wash station
• Community pool

Tags

• PRIVATE BALCONY
• COMMUNITY POOL
• FITNESS CENTER
• CAR WASH STATION
• ASSIGNED COVERED PARKING
• PALMETTO BAY MARINA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-69 ($-830/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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; 2 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 $10k of equity ($2k loan paydown + $8k 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 $74k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $241,150 (9.0% 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 108 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.00% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 8.3

CMA / ARV

• ARV (median comp): $299,732
• List price: $265,000
• Delta: -11.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.42×
• Total profit: $31,298
• Equity at exit: $122,262

10-year hold

• IRR: 10.1%
• Equity multiple: 2.55×
• Total profit: $115,258
• Equity at exit: $190,873

Cash invested: $74,200 (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 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,651 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA est. from 1 same-building comp: −$332
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-69

Break-even live

Break-even rent $2,738

Max offer price $254,994

Occupancy floor 98%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.85mi
380 Marshland Rd Hilton Head Island, SC	1.0–2.0	1.0–2.0	919	$1,900	$2.07	43d	2	1.12mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $265,000 Active 108 DOM
2. 2026-06-17
   days on market $265,000 Active 107 DOM
3. 2026-06-16
   days on market $265,000 Active 106 DOM
4. 2026-06-15
   days on market $265,000 Active 105 DOM
5. 2026-06-14
   days on market $265,000 Active 103 DOM
6. 2026-06-13
   days on market $265,000 Active 102 DOM
7. 2026-06-10
   days on market $265,000 Active 100 DOM
8. 2026-06-09
   days on market $265,000 Active 99 DOM
9. 2026-06-08
   days on market $265,000 Active 98 DOM
10. 2026-06-07
    days on market $265,000 Active 97 DOM
11. 2026-06-05
    days on market $265,000 Active 94 DOM
12. 2026-06-03
    days on market $265,000 Active 93 DOM
13. 2026-06-02
    days on market $265,000 Active 92 DOM
14. 2026-06-01
    days on market $265,000 Active 91 DOM
15. 2026-05-31
    days on market $265,000 Active 90 DOM
16. 2026-05-05
    price $265,000 860-char remark

    Show marketing remark (860 chars)

    Well-apрoіnted аnd іdeally ѕіtuated, this 1-bedroom, 1-bath vіllа in Brighton Bay Villas offers low-maintenance living in one of the island's most convenient South End locations. LVP flooring flows throughout the interior, creating a clean, cohesive feel. The updated bathroom features a spacious walk-in shower, and a separate laundry room adds everyday functionality. Step onto the private balcony overlooking the community pool-complete with additional storage-perfect for enjoying quiet mornings or relaxed evenings. Residents enjoy access to a community pool, fitness center, car wash station, and assigned, covered parking underneath. Palmetto Bay Marina is right next door for easy access to dining and entertainment. A smart opportunity for a primary residence, second home, or investment-offering comfort, convenience, and a strong South End location.

17. 2026-04-16
    price $270,000 860-char remark

    Show marketing remark (860 chars)

    Well-apрoіnted аnd іdeally ѕіtuated, this 1-bedroom, 1-bath vіllа in Brighton Bay Villas offers low-maintenance living in one of the island's most convenient South End locations. LVP flooring flows throughout the interior, creating a clean, cohesive feel. The updated bathroom features a spacious walk-in shower, and a separate laundry room adds everyday functionality. Step onto the private balcony overlooking the community pool-complete with additional storage-perfect for enjoying quiet mornings or relaxed evenings. Residents enjoy access to a community pool, fitness center, car wash station, and assigned, covered parking underneath. Palmetto Bay Marina is right next door for easy access to dining and entertainment. A smart opportunity for a primary residence, second home, or investment-offering comfort, convenience, and a strong South End location.

18. 2026-03-02
    listed $275,000 Active 860-char remark

    Show marketing remark (860 chars)

    Well-apрoіnted аnd іdeally ѕіtuated, this 1-bedroom, 1-bath vіllа in Brighton Bay Villas offers low-maintenance living in one of the island's most convenient South End locations. LVP flooring flows throughout the interior, creating a clean, cohesive feel. The updated bathroom features a spacious walk-in shower, and a separate laundry room adds everyday functionality. Step onto the private balcony overlooking the community pool-complete with additional storage-perfect for enjoying quiet mornings or relaxed evenings. Residents enjoy access to a community pool, fitness center, car wash station, and assigned, covered parking underneath. Palmetto Bay Marina is right next door for easy access to dining and entertainment. A smart opportunity for a primary residence, second home, or investment-offering comfort, convenience, and a strong South End location.

19. 2006-04-03
    soldstatus $239,500 443-char remark

    Show marketing remark (443 chars)

    Magazine worthy 1BR in Brighton Bay! Largest 1BR in complex. Poolside back porch with 12' custom tiles. One of only two 1BR units in complex with two walk-in closets. Two covered/deeded parking spaces. Kept very clean and well maintained. Berber carpet throughout. Short walk to shopping, marina, boating, restaurants and parks! Regime fee is actually $199/mo. and includes insurance. Furnishings negotiable. JUST IMMACULATE AND A MUST SEE!!!

20. 2006-01-17
    listed $248,000 443-char remark

    Show marketing remark (443 chars)

    Magazine worthy 1BR in Brighton Bay! Largest 1BR in complex. Poolside back porch with 12' custom tiles. One of only two 1BR units in complex with two walk-in closets. Two covered/deeded parking spaces. Kept very clean and well maintained. Berber carpet throughout. Short walk to shopping, marina, boating, restaurants and parks! Regime fee is actually $199/mo. and includes insurance. Furnishings negotiable. JUST IMMACULATE AND A MUST SEE!!!

ⓘ 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: $31,811
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − HOA: −$3,984
• − Depreciation: −$7,709
• Taxable loss: −$5,116
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $398/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 and updated condo in Brighton Bay Villas offers a good condition with minimal repairs needed. It's located in a convenient South End location with access to amenities and a community pool.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

+6.9% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $265,000 RSMLS
• 2026-04-16 Price Changed $270,000 RSMLS
• 2026-03-02 Listed $275,000 RSMLS
• 2006-04-03 Sold (MLS) $239,500 RSMLS
• 2006-01-17 Listed $248,000 RSMLS