104 Cordillo Pkwy Unit B8 · Hilton Head Island, SC 29928

$204,900

2 bd · 1.5 ba · 864 sqft · Condo public records · 277 Days on market

Built 1979 $237/sqft · 14% below area Est $238k · 14% under

---

Why this score? — see what drove the B+ 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 +26.7/30.0
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2-bеdroοm, 1.5-bаth сondo feаturеs a full kitchen with a dining arеа and a spacious living room, offering comfort and functionality. The complex is conveniently located near Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, and Hilton Heads beautiful beaches. Whether you're looking for a permanent home, a vacation retreat, or an investment property, this villa offers a great opportunity to enjoy island living.

Key facts

• Full kitchen
• Near dining
• Near shopping

Tags

• FULL KITCHEN
• DINING AREA
• SPACIOUS LIVING ROOM
• NEAR COLIGNY PLAZA
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 rising (+3.2%/yr); 838 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 40% 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 $8k of equity ($1k loan paydown + $7k 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 $57k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 277 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $180,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.58% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 5.3

CMA / ARV

• ARV (median comp): $237,778
• List price: $204,900
• Delta: -13.83%
• 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: 19.2%
• Equity multiple: 2.11×
• Total profit: $63,583
• Equity at exit: $94,534

10-year hold

• IRR: 20.5%
• Equity multiple: 4.06×
• Total profit: $175,532
• Equity at exit: $147,584

Cash invested: $57,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,247 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$303 /mo · $3,635/yr
• Insurance: −$85
• HOA est. from 5 same-building comps: −$545
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $557

Break-even live

Break-even rent $2,542

Max offer price $204,900

Occupancy floor 78%

Sensitivity live

Price	-10% $673	-5% $615	+0% $557	+5% $499	+10% $441
Rent	-10% $301	-5% $429	+0% $557	+5% $685	+10% $813
Rate	-1.0pp $660	-0.5pp $609	base $557	+0.5pp $504	+1.0pp $450

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	14d	1	0.16mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	14d	1	0.34mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	14d	1	0.43mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	21d	1	0.53mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	14d	1	0.56mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	14d	1	1.03mi

HOA detail condo

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

Listing history 36 events

1. 2026-06-13
   status $204,900 Pending 277 DOM
2. 2026-06-10
   days on market $204,900 Active 277 DOM
3. 2026-06-09
   days on market $204,900 Active 276 DOM
4. 2026-06-08
   days on market $204,900 Active 275 DOM
5. 2026-06-07
   days on market $204,900 Active 274 DOM
6. 2026-06-05
   days on market $204,900 Active 272 DOM
7. 2026-06-03
   days on market $204,900 Active 271 DOM
8. 2026-06-02
   days on market $204,900 Active 270 DOM
9. 2026-06-01
   days on market $204,900 Active 269 DOM
10. 2026-05-31
    days on market $204,900 Active 268 DOM
11. 2026-05-14
    price $213,500 454-char remark

    Show marketing remark (454 chars)

    This 2-bеdroοm, 1.5-bаth сondo feаturеs a full kitchen with a dining arеа and a spacious living room, offering comfort and functionality. The complex is conveniently located near Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, and Hilton Heads beautiful beaches. Whether you're looking for a permanent home, a vacation retreat, or an investment property, this villa offers a great opportunity to enjoy island living.

12. 2026-03-11
    price $219,900 454-char remark

    Show marketing remark (454 chars)

    This 2-bеdroοm, 1.5-bаth сondo feаturеs a full kitchen with a dining arеа and a spacious living room, offering comfort and functionality. The complex is conveniently located near Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, and Hilton Heads beautiful beaches. Whether you're looking for a permanent home, a vacation retreat, or an investment property, this villa offers a great opportunity to enjoy island living.

13. 2026-01-17
    price $224,900 454-char remark

    Show marketing remark (454 chars)

    This 2-bеdroοm, 1.5-bаth сondo feаturеs a full kitchen with a dining arеа and a spacious living room, offering comfort and functionality. The complex is conveniently located near Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, and Hilton Heads beautiful beaches. Whether you're looking for a permanent home, a vacation retreat, or an investment property, this villa offers a great opportunity to enjoy island living.

14. 2025-11-14
    price $229,000 454-char remark

    Show marketing remark (454 chars)

    This 2-bеdroοm, 1.5-bаth сondo feаturеs a full kitchen with a dining arеа and a spacious living room, offering comfort and functionality. The complex is conveniently located near Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, and Hilton Heads beautiful beaches. Whether you're looking for a permanent home, a vacation retreat, or an investment property, this villa offers a great opportunity to enjoy island living.

15. 2025-10-11
    price $243,900 454-char remark

    Show marketing remark (454 chars)

    This 2-bеdroοm, 1.5-bаth сondo feаturеs a full kitchen with a dining arеа and a spacious living room, offering comfort and functionality. The complex is conveniently located near Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, and Hilton Heads beautiful beaches. Whether you're looking for a permanent home, a vacation retreat, or an investment property, this villa offers a great opportunity to enjoy island living.

16. 2025-09-04
    listed $244,900 Active 454-char remark

    Show marketing remark (454 chars)

    This 2-bеdroοm, 1.5-bаth сondo feаturеs a full kitchen with a dining arеа and a spacious living room, offering comfort and functionality. The complex is conveniently located near Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, and Hilton Heads beautiful beaches. Whether you're looking for a permanent home, a vacation retreat, or an investment property, this villa offers a great opportunity to enjoy island living.

17. 2024-09-13
    historical $1,900
18. 2024-09-13
    listed $1,900
19. 2024-09-05
    historical $1,900
20. 2024-08-06
    price $1,900
21. 2024-08-05
    listed $2,049
22. 2023-10-22
    historical $1,975
23. 2023-09-21
    price $1,975
24. 2023-09-10
    listed $2,200
25. 2023-08-10
    soldstatus $239,000
26. 2023-08-01
    soldstatus $239,000 Closed 661-char remark

    Show marketing remark (661 chars)

    Lovely 2BR fully furnished villa just . 5 mile from the beach. The owner has recently updated the kitchen, bathrooms, HWH, & HVAC system. Extra workspace & storage in the granite-topped center island. Lots of tile accents usually not found at this price point! This complex is just a short bike ride or stroll to Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, & of course miles of our gorgeous white sandy beaches. Whether you're looking for a permanent home, vacation spot, or rental property, this would fit the bill. HHI is consistently ranked among the top beach communities in the country - come and see why.

27. 2023-07-11
    status Pending 661-char remark

    Show marketing remark (661 chars)

    Lovely 2BR fully furnished villa just . 5 mile from the beach. The owner has recently updated the kitchen, bathrooms, HWH, & HVAC system. Extra workspace & storage in the granite-topped center island. Lots of tile accents usually not found at this price point! This complex is just a short bike ride or stroll to Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, & of course miles of our gorgeous white sandy beaches. Whether you're looking for a permanent home, vacation spot, or rental property, this would fit the bill. HHI is consistently ranked among the top beach communities in the country - come and see why.

28. 2023-06-05
    listed $239,000 Active 661-char remark

    Show marketing remark (661 chars)

    Lovely 2BR fully furnished villa just . 5 mile from the beach. The owner has recently updated the kitchen, bathrooms, HWH, & HVAC system. Extra workspace & storage in the granite-topped center island. Lots of tile accents usually not found at this price point! This complex is just a short bike ride or stroll to Lowcountry Celebration Park, Coligny Plaza, shopping, dining, grocery stores, & of course miles of our gorgeous white sandy beaches. Whether you're looking for a permanent home, vacation spot, or rental property, this would fit the bill. HHI is consistently ranked among the top beach communities in the country - come and see why.

29. 2014-04-22
    soldstatus $26,100
30. 2014-03-10
    listed $29,900
31. 2000-12-18
    soldstatus $54,000
32. 1995-08-11
    soldstatus $17,720
33. 1989-05-01
    soldstatus $33,000
34. 1989-05-01
    soldstatus $33,000
35. 1988-10-01
    soldstatus $19,500
36. 1979-09-01
    soldstatus $52,900

ⓘ 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: $3,635 · $303/mo
• Projected year-2 tax: $3,635 · $303/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: $38,959
• − Mortgage interest: −$11,478
• − Property taxes: −$3,635
• − Insurance: −$1,024
• − Repairs & maintenance: −$3,117
• − Management: −$3,117
• − HOA: −$6,540
• − Depreciation: −$5,961
• Taxable income: $4,088
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $5,703/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

+303.6% since first listed

26 events — show timeline

• 2026-05-14 Price Changed $213,500 RSMLS
• 2026-03-11 Price Changed $219,900 RSMLS
• 2026-01-17 Price Changed $224,900 RSMLS
• 2025-11-14 Price Changed $229,000 RSMLS
• 2025-10-11 Price Changed $243,900 RSMLS
• 2025-09-04 Listed $244,900 RSMLS
• 2024-09-13 Rental Removed $1,900 RENT.
• 2024-09-13 Listed for Rent $1,900 RENT.
• 2024-09-05 Rental Removed $1,900 RENT.
• 2024-08-06 Price Changed $1,900 RENT.
• 2024-08-05 Listed for Rent $2,049 RENT.
• 2023-10-22 Rental Removed $1,975 APPFOLIO
• 2023-09-21 Price Changed $1,975 APPFOLIO
• 2023-09-10 Listed for Rent $2,200 APPFOLIO
• 2023-08-10 Sold (Public Records) $239,000 Public Records
• 2023-08-01 Sold (MLS) $239,000 RSMLS
• 2023-07-11 Pending — RSMLS
• 2023-06-05 Listed $239,000 RSMLS
• 2014-04-22 Sold (MLS) $26,100 RSMLS
• 2014-03-10 Listed $29,900 RSMLS
• 2000-12-18 Sold (Public Records) $54,000 Public Records
• 1995-08-11 Sold (Public Records) $17,720 Public Records
• 1989-05-01 Sold (Public Records) $33,000 Public Records
• 1989-05-01 Sold (Public Records) $33,000 Public Records
• 1988-10-01 Sold (Public Records) $19,500 Public Records
• 1979-09-01 Sold (Public Records) $52,900 Public Records

Property tax history

+16.7%/yr

Latest (2025): $3,635 · +1.1% YoY. Source: county tax records.