239 Beach City Rd #3336 · Hilton Head Island, SC 29926

$269,000

2 bd · 2.0 ba · 883 sqft · Condo public records · 52 Days on market

Built 1984 $305/sqft · at area comps Est $271k · at est.

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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 +11.4/30.0
• ARV discount +7.8/15.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This top floor unit is in excellent condition with a rear balcony that has a Tennis Court view. The Spa has 24 hour gated security, 3 on-site pools, grill out area, day dock that is perfect for fishing/crabbibg, kids playground, in-door pool, workout facility, walking trails and it's own private beach (that just went through a renourishment project 2 years ago). The Spa is great for weekly or long-term rentals and it has it's own on-site regime office. Spa grounds are kept up very well, close to schools, shopping, dining and movies. Compare to anything on HH under 100k and you'll see the value. Won't last long.

Key facts

• Hot tub
• Private balcony
• Dry sauna

Tags

• UPDATED VILLA
• PRIVATE BALCONY
• OUTDOOR POOLS
• INDOOR POOL
• HOT TUB
• DRY SAUNA

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Association management; Common area maintenance; Cable TV included; Internet included; Insurance; Structure maintenance; Pest control; Pool maintenance; Sewer included; Trash included; Water included; Grounds maintenance; Association amenities include beach rights, beach access, guarded entry, fitness center, playground, picnic and barbecue areas, tennis and basketball courts, and a pool

Exterior

• Parking: Unassigned parking
• Security: Security gate
• Utilities: Public water
• Home design: 3 stories; Faces southwest; Flat roof
• Construction: Wood siding construction
• Exterior features: Balcony; Dock; Outdoor grill; Tennis courts; Community pool with solar heating

Interior

• Kitchen: Convection oven; Oven; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Upper level primary bedroom
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Cable TV; Upper level primary; Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/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 $263k (2.3% below list).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 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 52 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.
• Current owner paid $77k; list at $269k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $260,930 (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 52 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: 0.98% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

• ARV (median comp): $271,026
• List price: $269,000
• Delta: -0.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-56,908
• Equity at exit: $40,109

10-year hold

• IRR: -29.8%
• Equity multiple: -0.14×
• Total profit: $-85,920
• Equity at exit: $23,258

Cash invested: $75,320 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$112
• HOA est. from 10 same-building comps: −$595
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-92

Break-even live

Break-even rent $2,745

Max offer price $252,791

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Beach City Rd Unit 1316239P Hilton Head Island, SC	2.0	2.0	839	$3,073	$3.66	21d	1	0.11mi
239 Beach City Rd #1120 Hilton Head Island, SC	2.0	2.0	917	$1,995	$2.18	43d	1	0.15mi
155 Dillon Rd Hilton Head Island, SC	2.0	2.0–2.5	1120	$2,050	$1.83	13d	1	0.56mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	13d	1	1.24mi

HOA detail condo

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

Listing history 34 events

1. 2026-06-18
   days on market $269,000 Active 52 DOM
2. 2026-06-17
   days on market $269,000 Active 51 DOM
3. 2026-06-16
   days on market $269,000 Active 50 DOM
4. 2026-06-15
   days on market $269,000 Active 49 DOM
5. 2026-06-14
   days on market $269,000 Active 47 DOM
6. 2026-06-13
   days on market $269,000 Active 46 DOM
7. 2026-06-10
   days on market $269,000 Active 44 DOM
8. 2026-06-09
   days on market $269,000 Active 43 DOM
9. 2026-06-08
   days on market $269,000 Active 42 DOM
10. 2026-06-07
    days on market $269,000 Active 41 DOM
11. 2026-06-05
    days on market $269,000 Active 38 DOM
12. 2026-06-03
    days on market $269,000 Active 37 DOM
13. 2026-06-02
    days on market $269,000 Active 36 DOM
14. 2026-06-01
    days on market $269,000 Active 35 DOM
15. 2026-05-31
    days on market $269,000 Active 34 DOM
16. 2026-04-28
    listed $279,000 Active 810-char remark
17. 2019-01-16
    soldstatus $77,000
18. 2019-01-11
    soldstatus $77,000 618-char remark

    Show marketing remark (618 chars)

    This top floor unit is in excellent condition with a rear balcony that has a Tennis Court view. The Spa has 24 hour gated security, 3 on-site pools, grill out area, day dock that is perfect for fishing/crabbibg, kids playground, in-door pool, workout facility, walking trails and it's own private beach (that just went through a renourishment project 2 years ago). The Spa is great for weekly or long-term rentals and it has it's own on-site regime office. Spa grounds are kept up very well, close to schools, shopping, dining and movies. Compare to anything on HH under 100k and you'll see the value. Won't last long.

19. 2018-10-09
    listed $76,900 618-char remark

    Show marketing remark (618 chars)

    This top floor unit is in excellent condition with a rear balcony that has a Tennis Court view. The Spa has 24 hour gated security, 3 on-site pools, grill out area, day dock that is perfect for fishing/crabbibg, kids playground, in-door pool, workout facility, walking trails and it's own private beach (that just went through a renourishment project 2 years ago). The Spa is great for weekly or long-term rentals and it has it's own on-site regime office. Spa grounds are kept up very well, close to schools, shopping, dining and movies. Compare to anything on HH under 100k and you'll see the value. Won't last long.

20. 2016-07-07
    soldstatus $71,500
21. 2016-06-23
    soldstatus $71,500

    Show marketing remark (583 chars)

    This is the BEST 2BR/2BA villa available at The Spa under $75,000! Being sold mostly furnished. Renovations completed within the past year include new HVAC, kitchen appliances, Corian countertops, bathtub, vanities, bath fixtures, flooring, paint and washer/dryer. Enjoy tennis court views and warm breezes from the balcony of this 3rd floor unit in the most quiet building in the complex. On-site management ensures a well maintained community. Complex amenities include indoor pool, spa, 2 outdoor pools, tennis courts, fitness, basketball courts, playground and sound front pier.

22. 2016-04-29
    listed $74,900

    Show marketing remark (583 chars)

    This is the BEST 2BR/2BA villa available at The Spa under $75,000! Being sold mostly furnished. Renovations completed within the past year include new HVAC, kitchen appliances, Corian countertops, bathtub, vanities, bath fixtures, flooring, paint and washer/dryer. Enjoy tennis court views and warm breezes from the balcony of this 3rd floor unit in the most quiet building in the complex. On-site management ensures a well maintained community. Complex amenities include indoor pool, spa, 2 outdoor pools, tennis courts, fitness, basketball courts, playground and sound front pier.

23. 2015-08-18
    soldstatus $60,000
24. 2015-08-10
    soldstatus $60,000
25. 2015-03-19
    listed $69,400
26. 2015-01-13
    soldstatus $36,000
27. 2014-10-05
    listed $39,900
28. 2005-03-10
    soldstatus $85,000
29. 2004-12-13
    soldstatus $69,900
30. 2004-09-08
    soldstatus $52,000
31. 2004-09-03
    soldstatus $52,000
32. 2004-02-04
    listed $55,000
33. 2000-08-15
    soldstatus $55,000
34. 1987-01-01
    soldstatus $72,900

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $1,533 · $128/mo
• Expected delta: +$923/yr (+$77/mo · 151.2%)

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

Taxation est. · year 1

• Rental income: $31,547
• − Mortgage interest: −$15,068
• − Property taxes: −$610
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − HOA: −$7,140
• − Depreciation: −$7,825
• Taxable loss: −$5,489
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $216/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

+269.0% since first listed

20 events — show timeline

• 2026-05-27 Price Changed $269,000 RSMLS
• 2026-04-28 Listed $279,000 RSMLS
• 2019-01-16 Sold (Public Records) $77,000 Public Records
• 2019-01-11 Sold (MLS) $77,000 RSMLS
• 2018-10-09 Listed $76,900 RSMLS
• 2016-07-07 Sold (Public Records) $71,500 Public Records
• 2016-06-23 Sold (MLS) $71,500 RSMLS
• 2016-04-29 Listed $74,900 RSMLS
• 2015-08-18 Sold (Public Records) $60,000 Public Records
• 2015-08-10 Sold (MLS) $60,000 RSMLS
• 2015-03-19 Listed $69,400 RSMLS
• 2015-01-13 Sold (MLS) $36,000 RSMLS
• 2014-10-05 Listed $39,900 RSMLS
• 2005-03-10 Sold (Public Records) $85,000 Public Records
• 2004-12-13 Sold (Public Records) $69,900 Public Records
• 2004-09-08 Sold (Public Records) $52,000 Public Records
• 2004-09-03 Sold (MLS) $52,000 RSMLS
• 2004-02-04 Listed $55,000 RSMLS
• 2000-08-15 Sold (Public Records) $55,000 Public Records
• 1987-01-01 Sold (Public Records) $72,900 Public Records

Property tax history

-1.3%/yr

Latest (2025): $610 · +0.6% YoY. Source: county tax records.