70 Paddle Boat Ln Unit 414C · Hilton Head Island, SC 29928

$349,000

1 bd · 2.0 ba · 960 sqft · Condo public records · 47 Days on market

Built 1982 $364/sqft · 11% above area Est $313k · 11% over

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Why this score? — see what drove the F 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 +6.6/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• DSCR +0.9/10.0

Listing remarks

Enjoy ѕweеpіng vіews of Ρаlmetto Bay from this fourth-flοοr, 1-bedroom, 2-bathroom split-level condo ideally located on Hilton Head Island's south end. This well-positioned unit offers a functional layout with added separation of space, making it a great opportunity for a primary residence, second home, or investment property. Situated just minutes from the Cross Island Parkway, beaches, dining, and shopping, the location provides easy access to everything the island has to offer. Offered as-is, this condo presents a fantastic opportunity to customize and add value while enjoying a prime waterfront setting.

Key facts

• Split-level condo
• Fourth floor
• Sweeping views

Tags

• SWEEPING VIEWS
• FOURTH FLOOR
• SPLIT-LEVEL CONDO
• FUNCTIONAL LAYOUT
• PRIME WATERFRONT SETTING

Property features AI

Finance

• Other: Pets allowed only with owner approval
• HOA & community: Association amenities include pool and tennis courts; Association covers management, common areas, grounds maintenance, structure maintenance, pest control, pool(s), reserve fund, sewer, tennis courts and water

Exterior

• Parking: Unassigned parking
• Security: Smoke detectors
• Utilities: Public water
• Home design: Condominium (unit); Entry includes balcony
• Construction: Block and stucco construction; Asphalt roof
• Exterior features: Balcony; Community pool; Has view; Faces east

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on upper level
• Flooring: Engineered hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Tray ceilings; Upper-level primary bedroom; Eat-in kitchen; Unfurnished
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-566 ($-7k/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 $265k (24.1% below list).
• Recommended offer: $265k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.9% 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.
• Zoned schools: Hilton Head Island Elementary (math 50% / reading 49%, grade D, #168 of 597 statewide, top 31%, 709 students, 56% FRL); Hilton Head Island Middle (math 33% / reading 42%, grade F, #90 of 229 statewide, top 42%, 856 students, 52% FRL); Hilton Head Island High (math 70% / reading 82%, grade A-, #34 of 196 statewide, top 17%, 1,345 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 846 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 $14k of equity ($2k loan paydown + $11k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $349k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $264,987 (24.1% 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 47 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 11.0

CMA / ARV

• ARV (median comp): $313,236
• List price: $349,000
• Delta: 11.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.11×
• Total profit: $10,625
• Equity at exit: $161,017

10-year hold

• IRR: 5.5%
• Equity multiple: 1.87×
• Total profit: $84,845
• Equity at exit: $251,376

Cash invested: $97,720 (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: 846
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$145
• HOA est. from 1 same-building comp: −$618
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-566

Break-even live

Break-even rent $3,367

Max offer price $248,953

Occupancy floor —

Sensitivity live

Price	-10% $-369	-5% $-468	+0% $-566	+5% $-665	+10% $-764
Rent	-10% $-776	-5% $-671	+0% $-566	+5% $-462	+10% $-357
Rate	-1.0pp $-391	-0.5pp $-478	base $-566	+0.5pp $-657	+1.0pp $-749

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: $87,250
• Closing costs: $10,470
• 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	15d	1	0.91mi
380 Marshland Rd Hilton Head Island, SC	1.0–2.0	1.0–2.0	919	$1,900	$2.07	45d	2	1.06mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-21
   days on market $349,000 Active 47 DOM
2. 2026-06-18
   days on market $349,000 Active 44 DOM
3. 2026-06-17
   days on market $349,000 Active 43 DOM
4. 2026-06-16
   days on market $349,000 Active 42 DOM
5. 2026-06-15
   days on market $349,000 Active 41 DOM
6. 2026-06-14
   days on market $349,000 Active 39 DOM
7. 2026-06-13
   days on market $349,000 Active 38 DOM
8. 2026-06-10
   days on market $349,000 Active 36 DOM
9. 2026-06-09
   days on market $349,000 Active 35 DOM
10. 2026-06-08
    days on market $349,000 Active 34 DOM
11. 2026-06-07
    days on market $349,000 Active 33 DOM
12. 2026-06-05
    days on market $349,000 Active 30 DOM
13. 2026-06-03
    days on market $349,000 Active 29 DOM
14. 2026-06-02
    days on market $349,000 Active 28 DOM
15. 2026-06-01
    days on market $349,000 Active 27 DOM
16. 2026-05-31
    days on market $349,000 Active 26 DOM
17. 2026-05-30
    days on market $349,000 Active 25 DOM
18. 2026-05-05
    listed $369,000 Active 634-char remark
19. 1996-02-23
    soldstatus $67,500
20. 1982-12-01
    soldstatus $114,500

ⓘ 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: $794 · $66/mo
• Projected year-2 tax: $1,989 · $166/mo
• Expected delta: +$1,196/yr (+$100/mo · 150.7%)

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

Taxation est. · year 1

• Rental income: $31,798
• − Mortgage interest: −$19,549
• − Property taxes: −$794
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$7,416
• − Depreciation: −$10,153
• Taxable loss: −$12,946
• Est. tax savings @ 24.0%: +$3,107
• After-tax cash flow: $-3,689/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

+204.8% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $349,000 RSMLS
• 2026-05-05 Listed $369,000 RSMLS
• 1996-02-23 Sold (Public Records) $67,500 Public Records
• 1982-12-01 Sold (Public Records) $114,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $794 · -0.3% YoY. Source: county tax records.