12 Brittany Place Dr #12 · Hilton Head Island, SC 29928

$455,000

3 bd · 2.0 ba · 1,300 sqft · Condo · 225 Days on market

Built 2000 $600/mo HOA · 15% of rent ↓ 7% since listing

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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 +7.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

Key facts

• Natural light
• End-unit townhouse
• Prime location

Tags

• END-UNIT TOWNHOUSE
• OVERSIZED 3 CAR GARAGE
• FIRST-FLOOR PRIMARY SUITE
• NATURAL LIGHT
• PRIME LOCATION
• QUICK BIKE RIDE TO BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $455k.

Deal economics

• At list price, monthly cash flow is $-611 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (11.0% below list).
• Recommended offer: $367k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• At $4,050/mo this rent would consume 50% of the median local household income ($98k/yr) (locally 216% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $15k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $366,571 (19.4% 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 225 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• 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: 3.0%
• Equity multiple: 1.18×
• Total profit: $22,314
• Equity at exit: $209,922

10-year hold

• IRR: 6.5%
• Equity multiple: 2.02×
• Total profit: $129,881
• Equity at exit: $327,725

Cash invested: $127,400 (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: $4,050 high
• Mortgage (P&I): −$2,386
• Tax est. 1.5%: −$569 /mo · $6,825/yr
• Insurance: −$190
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$851
• Net cashflow: $-611

Break-even live

Break-even rent $4,824

Max offer price $366,571

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Jib Sail Ct Hilton Head Island, SC	3.0	2.5	1508	$3,600	$2.39	43d	1	0.10mi
10 Cobblestone Ct Hilton Head Island, SC	3.0	2.5	1600	$3,600	$2.25	43d	1	0.14mi
35 Bellhaven Way Hilton Head Island, SC	3.0	2.0	1700	$3,500	$2.06	13d	1	0.14mi
47 Shelter Cove Ln Hilton Head Island, SC	2.0	2.0	1564	$4,563	$2.92	13d	18	0.96mi
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	43d	1	1.50mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-27
   status Pending 654-char remark

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

2. 2026-04-27
   status Pending

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

3. 2026-03-13
   price $455,000

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

4. 2026-03-13
   status Active

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

5. 2026-03-13
   price $455,000 654-char remark

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

6. 2026-02-26
   price $460,000 654-char remark

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

7. 2025-11-05
   price $467,000 654-char remark

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

8. 2025-11-05
   price $467,000

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

9. 2025-10-27
   price $475,000 654-char remark

   Show marketing remark (654 chars)

   Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

10. 2025-10-27
    price $475,000

    Show marketing remark (654 chars)

    Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

11. 2025-09-15
    price $479,000 654-char remark

    Show marketing remark (654 chars)

    Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

12. 2025-09-15
    price $479,000

    Show marketing remark (654 chars)

    Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

13. 2025-09-04
    listed $489,000 Active
14. 2025-09-03
    listed $489,000 Active 654-char remark

    Show marketing remark (654 chars)

    Discovеr thiѕ sраciouѕ 3ΒR/2BA end-unit townhouse in а dеsirable mid-island location. Open floor plan and a rare oversized 3+ car garage with workshop, this home blends convenience and flexibility. The first-floor primary suite provides comfort and accessibility, while the living spaces feature plenty of natural light. With a blend of practical storage, modern amenities, and island lifestyle, this home is an ideal full-time residence or long-term rental investment. Enjoy a prime location just minutes to Shelter Coves restaurants, shops, and entertainment, and a quick bike ride to the sandy beaches and world-class amenities of Palmetto Dunes.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,604
• − Mortgage interest: −$25,487
• − Property taxes: −$6,825
• − Insurance: −$3,072
• − Repairs & maintenance: −$3,888
• − Management: −$3,888
• − HOA: −$7,200
• − Depreciation: −$13,236
• Taxable loss: −$14,994
• Est. tax savings @ 24.0%: +$3,599
• After-tax cash flow: $-3,735/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

-7.0% since first listed

14 events — show timeline

• 2026-04-27 Pending — RSMLS
• 2026-04-27 Pending — LRMLS
• 2026-03-13 Price Changed $455,000 LRMLS
• 2026-03-13 Relisted — LRMLS
• 2026-03-13 Price Changed $455,000 RSMLS
• 2026-02-26 Price Changed $460,000 RSMLS
• 2025-11-05 Price Changed $467,000 RSMLS
• 2025-11-05 Price Changed $467,000 LRMLS
• 2025-10-27 Price Changed $475,000 RSMLS
• 2025-10-27 Price Changed $475,000 LRMLS
• 2025-09-15 Price Changed $479,000 RSMLS
• 2025-09-15 Price Changed $479,000 LRMLS
• 2025-09-04 Listed $489,000 LRMLS
• 2025-09-03 Listed $489,000 RSMLS