125 Cordillo Pkwy #75 · Hilton Head Island, SC 29928

$395,000

2 bd · 1.0 ba · 885 sqft · Condo public records · 288 Days on market

Built 1973 $446/sqft · at area comps Est $404k · 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 +9.5/30.0
• ARV discount +8.5/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome tο yοur turnkeу vіlla in the ѕοught-after Forest Gardens Villаѕ Community where comfort meets coastal charm! This bright, airy first-floor retreat, nestled among mature, lush landscaping, offers a peaceful escape just moments from Hilton Heads sandy beaches. The spacious layout flows effortlessly into a covered porch that invites you to enjoy the island's gentle breezes year-round. Whether you're sipping morning coffee, dining al fresco, or simply unwinding to the sounds of nature, this space is your personal sanctuary. Live where the outdoors and indoors blend seamlessly. Curl up with a good book, entertain friends, or relax after a sun-soaked day at the beach. Located just minutes from Hilton Heads most beloved destinations Coligny Beach, Celebration Park, and the vibrant Coligny Plaza where shopping, dining, and entertainment await. Everything you need is close and easily accessible. Short Term or Long Term Rental Potential. Pet Friendly for Owners. SEE ATTACHED 3D VIRTUAL TOUR

Key facts

• Covered porch
• Mature landscaping
• Community pool

Tags

• COVERED PORCH
• MATURE LANDSCAPING
• PET FRIENDLY FOR OWNERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $395k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/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 $334k (15.3% below list).
• Recommended offer: $334k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 41% 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 $15k of equity ($3k loan paydown + $13k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $395k implies a 518% gain — meaningful room to come down on a strong offer.

Recommended offer $334,415 (15.3% 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 288 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

• ARV (median comp): $404,404
• List price: $395,000
• Delta: -2.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.32×
• Total profit: $35,437
• Equity at exit: $182,240

10-year hold

• IRR: 8.5%
• Equity multiple: 2.33×
• Total profit: $146,641
• Equity at exit: $284,509

Cash invested: $110,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,344 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$165
• HOA est. from 9 same-building comps: −$495
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-274

Break-even live

Break-even rent $3,691

Max offer price $346,628

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-162	+0% $-274	+5% $-386	+10% $-497
Rent	-10% $-538	-5% $-406	+0% $-274	+5% $-142	+10% $-10
Rate	-1.0pp $-75	-0.5pp $-173	base $-274	+0.5pp $-376	+1.0pp $-480

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	14d	1	0.03mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	14d	1	0.17mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	14d	1	0.28mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	22d	1	0.41mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	14d	1	0.71mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	14d	1	0.74mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $395,000 Active 288 DOM
2. 2026-06-17
   days on market $395,000 Active 287 DOM
3. 2026-06-16
   days on market $395,000 Active 286 DOM
4. 2026-06-15
   days on market $395,000 Active 285 DOM
5. 2026-06-14
   days on market $395,000 Active 283 DOM
6. 2026-06-13
   days on market $395,000 Active 282 DOM
7. 2026-06-10
   days on market $395,000 Active 280 DOM
8. 2026-06-09
   days on market $395,000 Active 279 DOM
9. 2026-06-08
   days on market $395,000 Active 278 DOM
10. 2026-06-07
    days on market $395,000 Active 277 DOM
11. 2026-06-05
    days on market $395,000 Active 274 DOM
12. 2026-06-03
    days on market $395,000 Active 273 DOM
13. 2026-06-02
    days on market $395,000 Active 272 DOM
14. 2026-06-01
    days on market $395,000 Active 271 DOM
15. 2026-05-31
    days on market $395,000 Active 270 DOM
16. 2026-02-27
    price $395,000 1028-char remark

    Show marketing remark (1028 chars)

    Welcome tο yοur turnkeу vіlla in the ѕοught-after Forest Gardens Villаѕ Community where comfort meets coastal charm! This bright, airy first-floor retreat, nestled among mature, lush landscaping, offers a peaceful escape just moments from Hilton Heads sandy beaches. The spacious layout flows effortlessly into a covered porch that invites you to enjoy the island's gentle breezes year-round. Whether you're sipping morning coffee, dining al fresco, or simply unwinding to the sounds of nature, this space is your personal sanctuary. Live where the outdoors and indoors blend seamlessly. Curl up with a good book, entertain friends, or relax after a sun-soaked day at the beach. Located just minutes from Hilton Heads most beloved destinations Coligny Beach, Celebration Park, and the vibrant Coligny Plaza where shopping, dining, and entertainment await. Everything you need is close and easily accessible. Short Term or Long Term Rental Potential. Pet Friendly for Owners. SEE ATTACHED 3D VIRTUAL TOUR

17. 2025-11-06
    price $403,000 1028-char remark

    Show marketing remark (1028 chars)

    Welcome tο yοur turnkeу vіlla in the ѕοught-after Forest Gardens Villаѕ Community where comfort meets coastal charm! This bright, airy first-floor retreat, nestled among mature, lush landscaping, offers a peaceful escape just moments from Hilton Heads sandy beaches. The spacious layout flows effortlessly into a covered porch that invites you to enjoy the island's gentle breezes year-round. Whether you're sipping morning coffee, dining al fresco, or simply unwinding to the sounds of nature, this space is your personal sanctuary. Live where the outdoors and indoors blend seamlessly. Curl up with a good book, entertain friends, or relax after a sun-soaked day at the beach. Located just minutes from Hilton Heads most beloved destinations Coligny Beach, Celebration Park, and the vibrant Coligny Plaza where shopping, dining, and entertainment await. Everything you need is close and easily accessible. Short Term or Long Term Rental Potential. Pet Friendly for Owners. SEE ATTACHED 3D VIRTUAL TOUR

18. 2025-09-01
    listed $418,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Welcome tο yοur turnkeу vіlla in the ѕοught-after Forest Gardens Villаѕ Community where comfort meets coastal charm! This bright, airy first-floor retreat, nestled among mature, lush landscaping, offers a peaceful escape just moments from Hilton Heads sandy beaches. The spacious layout flows effortlessly into a covered porch that invites you to enjoy the island's gentle breezes year-round. Whether you're sipping morning coffee, dining al fresco, or simply unwinding to the sounds of nature, this space is your personal sanctuary. Live where the outdoors and indoors blend seamlessly. Curl up with a good book, entertain friends, or relax after a sun-soaked day at the beach. Located just minutes from Hilton Heads most beloved destinations Coligny Beach, Celebration Park, and the vibrant Coligny Plaza where shopping, dining, and entertainment await. Everything you need is close and easily accessible. Short Term or Long Term Rental Potential. Pet Friendly for Owners. SEE ATTACHED 3D VIRTUAL TOUR

19. 1997-04-14
    soldstatus $63,900
20. 1986-09-01
    soldstatus $47,000
21. 1985-04-01
    soldstatus $46,500

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$35/yr (+$3/mo · 1.6%)

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

Taxation est. · year 1

• Rental income: $40,130
• − Mortgage interest: −$22,126
• − Property taxes: −$2,216
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,210
• − Management: −$3,210
• − HOA: −$5,940
• − Depreciation: −$11,491
• Taxable loss: −$10,039
• Est. tax savings @ 24.0%: +$2,409
• After-tax cash flow: $-876/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

+749.5% since first listed

6 events — show timeline

• 2026-02-27 Price Changed $395,000 RSMLS
• 2025-11-06 Price Changed $403,000 RSMLS
• 2025-09-01 Listed $418,000 RSMLS
• 1997-04-14 Sold (Public Records) $63,900 Public Records
• 1986-09-01 Sold (Public Records) $47,000 Public Records
• 1985-04-01 Sold (Public Records) $46,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,216 · +1.3% YoY. Source: county tax records.