239 Beach City Rd #2307 · Hilton Head Island, SC 29926

$324,900

2 bd · 2.0 ba · 917 sqft · Condo public records · 13 Days on market

Built 1984 $354/sqft · 9% below area Est $358k · 9% under

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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).

• ARV discount +11.7/15.0
• Cash flow +5.4/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience elevated island living in this bright 2-bedroom, 2-bathroom third-floor villa. Enjoy peaceful pool views and a refreshing coastal breeze just 100 yards from the sound front and its private beach. This gated community offers a unique nature-preserve feel paired with resort-style amenities, including on-site tennis and pickleball courts, three swimming pools--including an indoor heated option--a fitness center, and a community pier perfect for sunset dolphin watching. Whether you are seeking a private vacation retreat or a savvy investment, this condo puts you steps away from Hilton Head's extensive bike trails and scenic parks. Don't miss your chance to own a slice of paradise whe

Key facts

• Marble countertops
• Custom wet bar
• Private balcony

Tags

• STEPS FROM THE BEACH
• CHEF INSPIRED KITCHEN
• MARBLE COUNTERTOPS
• PRIVATE BALCONY
• CUSTOM WET BAR
• BUILT-IN WINE COOLER

Property features AI

Finance

• HOA & community: HOA covers association management, common areas, cable TV, insurance, internet, structure maintenance, pest control, pool(s), sewer, trash, water, and grounds maintenance; Community amenities include beach rights and access, basketball court, fitness center, barbecue and picnic areas, playground, pool, guard, and tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard
• Utilities: Public water
• Home design: Condominium (unit); Includes entrance foyer
• Construction: Enclosed porch and screened exterior elements
• Exterior features: Enclosed porch; Balcony; Patio; Porch; Screened areas; Community pool with solar heating; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Includes foyer, kitchen and living room (listed room types)
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Fire extinguisher; Smooth ceilings; Cable TV access; Entrance foyer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (20.6% below list).
• Recommended offer: $258k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.9% in Hilton Head Island — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-0.2%/yr); 400 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $10k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 12y 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 $234k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $257,906 (20.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.28%
• DSCR: 0.59
• GRM: 10.5

CMA / ARV

• ARV (median comp): $358,452
• List price: $324,900
• Delta: -6.85%
• 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: -37.1%
• Equity multiple: -0.15×
• Total profit: $-104,661
• Equity at exit: $48,444

10-year hold

• IRR: -83.6%
• Equity multiple: -0.94×
• Total profit: $-176,636
• Equity at exit: $28,091

Cash invested: $90,972 (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 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 400
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,579 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$307 /mo · $3,680/yr
• Insurance: −$135
• HOA est. from 14 same-building comps: −$595
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-703

Break-even live

Break-even rent $3,469

Max offer price $200,645

Occupancy floor —

Sensitivity live

Price	-10% $-519	-5% $-611	+0% $-703	+5% $-795	+10% $-887
Rent	-10% $-907	-5% $-805	+0% $-703	+5% $-602	+10% $-500
Rate	-1.0pp $-540	-0.5pp $-621	base $-703	+0.5pp $-788	+1.0pp $-873

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Beach City Rd #1120 Hilton Head Island, SC	2.0	2.0	917	$1,995	$2.18	46d	1	0.03mi
239 Beach City Rd Unit 1316239P Hilton Head Island, SC	2.0	2.0	839	$3,073	$3.66	23d	1	0.07mi
155 Dillon Rd Hilton Head Island, SC	2.0	2.0–2.5	1120	$2,050	$1.83	16d	1	0.72mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	16d	1	1.41mi

HOA detail condo

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

Listing history 45 events

1. 2026-06-21
   days on market $324,900 Active 13 DOM
2. 2026-06-18
   days on market $324,900 Active 10 DOM
3. 2026-06-17
   days on market $324,900 Active 9 DOM
4. 2026-06-16
   days on market $324,900 Active 8 DOM
5. 2026-06-15
   days on market $324,900 Active 7 DOM
6. 2026-06-14
   days on market $324,900 Active 5 DOM
7. 2026-06-13
   days on market $324,900 Active 4 DOM
8. 2026-06-10
   days on market $324,900 Active 2 DOM
9. 2026-06-09
   pricedays on marketlisting id $324,900 Active 1 DOM
10. 2026-06-03
    days on market $331,900 Active 74 DOM
11. 2026-06-02
    days on market $331,900 Active 73 DOM
12. 2026-06-01
    days on market $331,900 Active 72 DOM
13. 2026-05-31
    days on market $331,900 Active 71 DOM
14. 2026-05-02
    price $333,900 763-char remark
15. 2026-04-23
    listed $335,900 Active
16. 2026-04-13
    price $335,900
17. 2026-04-13
    price $335,900 763-char remark
18. 2026-04-13
    price $322,900 763-char remark
19. 2026-03-21
    listed $324,900 Active 763-char remark
20. 2026-03-21
    listed $337,900 Active
21. 2025-08-13
    listed $328,900 Active
22. 2025-08-13
    listed $328,900 Active
23. 2023-02-23
    soldstatus $234,500
24. 2023-02-18
    historical
25. 2023-02-16
    soldstatus $234,500 Closed
26. 2023-02-16
    soldstatus $234,500 Closed
27. 2023-02-02
    status Pending
28. 2023-02-02
    status Pending
29. 2022-12-27
    price $249,900
30. 2022-12-27
    price $249,900
31. 2022-12-21
    price $259,900
32. 2022-12-21
    price $259,900
33. 2022-11-25
    price $269,900
34. 2022-11-07
    listed $279,900 Active
35. 2022-11-07
    status Active
36. 2022-11-02
    listed $279,900
37. 2019-01-21
    listed $147,000
38. 2018-10-01
    soldstatus $130,000
39. 2018-09-19
    soldstatus $130,000
40. 2018-08-19
    listed $132,900
41. 2014-10-23
    soldstatus $56,500
42. 2014-10-20
    soldstatus $56,500
43. 2014-04-22
    listed $57,900
44. 2000-05-12
    soldstatus $48,000
45. 1984-08-01
    soldstatus $80,600

ⓘ 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: $3,680 · $307/mo
• Projected year-2 tax: $3,680 · $307/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: $30,949
• − Mortgage interest: −$18,199
• − Property taxes: −$3,680
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − HOA: −$7,140
• − Depreciation: −$9,452
• Taxable loss: −$14,098
• Est. tax savings @ 24.0%: +$3,384
• After-tax cash flow: $-5,057/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

+303.1% since first listed

34 events — show timeline

• 2026-06-08 Listed $324,900 RSMLS
• 2026-05-27 Price Changed $331,900 LRMLS
• 2026-05-02 Price Changed $333,900 LRMLS
• 2026-04-23 Listed $335,900 RSMLS
• 2026-04-13 Price Changed $335,900 RSMLS
• 2026-04-13 Price Changed $335,900 LRMLS
• 2026-04-13 Price Changed $322,900 LRMLS
• 2026-03-21 Listed $324,900 LRMLS
• 2026-03-21 Listed $337,900 RSMLS
• 2025-08-13 Listed $328,900 LRMLS
• 2025-08-13 Listed $328,900 RSMLS
• 2023-02-23 Sold (Public Records) $234,500 Public Records
• 2023-02-18 Delisted — LRMLS
• 2023-02-16 Sold (MLS) $234,500 RSMLS
• 2023-02-16 Sold (MLS) $234,500 LRMLS
• 2023-02-02 Pending — LRMLS
• 2023-02-02 Pending — RSMLS
• 2022-12-27 Price Changed $249,900 LRMLS
• 2022-12-27 Price Changed $249,900 RSMLS
• 2022-12-21 Price Changed $259,900 LRMLS
• 2022-12-21 Price Changed $259,900 RSMLS
• 2022-11-25 Price Changed $269,900 RSMLS
• 2022-11-07 Listed $279,900 LRMLS
• 2022-11-07 Relisted — RSMLS
• 2022-11-02 Listed $279,900 RSMLS
• 2019-01-21 Listed $147,000 RSMLS
• 2018-10-01 Sold (Public Records) $130,000 Public Records
• 2018-09-19 Sold (MLS) $130,000 RSMLS
• 2018-08-19 Listed $132,900 RSMLS
• 2014-10-23 Sold (Public Records) $56,500 Public Records
• 2014-10-20 Sold (MLS) $56,500 RSMLS
• 2014-04-22 Listed $57,900 RSMLS
• 2000-05-12 Sold (Public Records) $48,000 Public Records
• 1984-08-01 Sold (Public Records) $80,600 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,680 · +1.4% YoY. Source: county tax records.