104 Cordillo Pkwy Unit G5 · Hilton Head Island, SC 29928

$249,900

2 bd · 1.5 ba · 864 sqft · Condo · 38 Days on market

Built 1979 Good condition $289/sqft · 23% above area Est $204k · 23% over

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Why this score? — see what drove the C 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 +20.0/30.0
• 1% rule +8.1/10.0
• Appreciation +6.6/10.0
• DSCR +6.3/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great villa on the south end of Hilton Head Island. Short bike ride to the beach and minutes from all the south end has to offer. Great option for a weekly rental.

Key facts

• Updated kitchen
• Renovated villa
• Open-concept layout

Tags

• RENOVATED VILLA
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LAYOUT
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Association maintenance and management included; Common areas maintained by association; Association provides insurance; Internet included; Structure maintenance included; Pool(s) maintained; Sewer included; Water included; Pest control included; Community pool

Exterior

• Parking: Unassigned parking
• Utilities: Public water
• Home design: 2 stories
• Construction: Stucco construction; Asphalt roof
• Exterior features: Balcony; Community pool; Has a view

Interior

• Kitchen: Range; Self-cleaning oven; Dishwasher
• Bedrooms: Upper-level primary
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Electric cooling
• Interior features: Furnished; Ceiling fan(s); Upper-level primary bedroom
• Laundry & utility: Washer; Dryer; Laundry in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 leasing fast (median 14d on market — plan ~1-2 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 $10k of equity ($2k loan paydown + $8k 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 $70k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $199k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 6.4

CMA / ARV

• ARV (median comp): $203,793
• List price: $249,900
• Delta: 22.62%
• 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: 13.2%
• Equity multiple: 1.77×
• Total profit: $53,594
• Equity at exit: $115,296

10-year hold

• IRR: 15.2%
• Equity multiple: 3.31×
• Total profit: $161,595
• Equity at exit: $179,997

Cash invested: $69,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,265 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA est. from 5 same-building comps: −$545
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $308

Break-even live

Break-even rent $2,876

Max offer price $249,900

Occupancy floor 86%

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: $62,475
• Closing costs: $7,497
• 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	13d	1	0.23mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	13d	1	0.31mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	13d	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	0.57mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	13d	1	0.67mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	13d	1	0.95mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $249,900 Active 38 DOM
2. 2026-06-17
   days on market $249,900 Active 37 DOM
3. 2026-06-16
   days on market $249,900 Active 36 DOM
4. 2026-06-15
   days on market $249,900 Active 35 DOM
5. 2026-06-14
   days on market $249,900 Active 33 DOM
6. 2026-06-13
   days on market $249,900 Active 32 DOM
7. 2026-06-10
   days on market $249,900 Active 30 DOM
8. 2026-06-09
   days on market $249,900 Active 29 DOM
9. 2026-06-08
   days on market $249,900 Active 28 DOM
10. 2026-06-07
    days on market $249,900 Active 27 DOM
11. 2026-06-05
    days on market $249,900 Active 24 DOM
12. 2026-06-03
    days on market $249,900 Active 23 DOM
13. 2026-06-02
    days on market $249,900 Active 22 DOM
14. 2026-06-01
    days on market $249,900 Active 21 DOM
15. 2026-05-31
    days on market $249,900 Active 20 DOM
16. 2026-05-30
    days on market $249,900 Active 19 DOM
17. 2026-05-11
    listed $249,900 Active 1025-char remark
18. 2023-11-27
    price $265,000
19. 2023-09-18
    status Active
20. 2023-09-06
    listed $270,000
21. 2022-06-30
    soldstatus $199,000 Closed

    Show marketing remark (163 chars)

    Great villa on the south end of Hilton Head Island. Short bike ride to the beach and minutes from all the south end has to offer. Great option for a weekly rental.

22. 2022-06-09
    historical

    Show marketing remark (163 chars)

    Great villa on the south end of Hilton Head Island. Short bike ride to the beach and minutes from all the south end has to offer. Great option for a weekly rental.

23. 2022-04-03
    listed $199,000

    Show marketing remark (163 chars)

    Great villa on the south end of Hilton Head Island. Short bike ride to the beach and minutes from all the south end has to offer. Great option for a weekly rental.

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

Taxation est. · year 1

• Rental income: $39,185
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,135
• − Management: −$3,135
• − HOA: −$6,540
• − Depreciation: −$7,270
• Taxable income: $109
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $3,666/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully renovated and move-in-ready 2BR/1.5BA villa in Hilton Head Island offers a stylish and comfortable living space with updated features and a well-maintained exterior.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace blinds with curtains — Curtains can add a more personalized touch and better light control
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal
• Both Install a smart thermostat — Smart thermostats can improve energy efficiency and comfort
• Both Add a smart lock — A smart lock can enhance security and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace blinds with curtains — Curtains can add a more personalized touch and better light control ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal ↑
• Both Install a smart thermostat — Smart thermostats can improve energy efficiency and comfort ↑
• Both Add a smart lock — A smart lock can enhance security and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+25.6% since first listed

7 events — show timeline

• 2026-05-11 Listed $249,900 RSMLS
• 2023-11-27 Price Changed $265,000 RSMLS
• 2023-09-18 Relisted — RSMLS
• 2023-09-06 Listed $270,000 RSMLS
• 2022-06-30 Sold (MLS) $199,000 RSMLS
• 2022-06-09 Delisted — RSMLS
• 2022-04-03 Listed $199,000 RSMLS