209 Ceasar Pl · Hilton Head Island, SC 29926

$474,000

4 bd · 3.5 ba · 1,918 sqft · Townhouse public records · 91 Days on market

Built 2019 2,178 sqft lot $247/sqft · 13% above area Est $422k · 12% over

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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 +16.2/30.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beаutifullу updаtеd 4-bedroοm, 3.5‐bath interior townhome offerѕ ѕpace, style, and flexibility across three well-designed levels. The first floor features a private bedroom with a full bath-ideal for guests or a home office-along with access to a large covered patio and an oversized one-car garage. Upstairs, the main living level showcases updated LVP flooring throughout and an open-concept layout perfect for entertaining. The kitchen is a standout with white cabinetry, quartz countertops, stainless steel appliances, and a peninsula with bar seating, flowing seamlessly into the dining and family rooms. A convenient half bath and two covered decks complete this inviting space. The third floor is home to the primary suite, featuring an updated master bathroom with dual vanities and a spacious walk-in closet. Two additional bedrooms, a full bath, and a laundry room provide comfort and convenience for everyday living.

Key facts

• Quartz countertops
• Updated lvp flooring
• Large covered patio

Tags

• LARGE COVERED PATIO
• UPDATED LVP FLOORING
• OPEN-CONCEPT LAYOUT
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $474k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (17.7% below list).
• Recommended offer: $390k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 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).
• At $3,903/mo this rent would consume 48% of the median local household income ($98k/yr) (locally 562% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 91 days — a 9% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 12711% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $274k; list at $474k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,257 (17.7% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (median comp): $422,013
• List price: $474,000
• Delta: 12.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Ceasar Pl	0.04mi	4/3.5	2,042 (+6%)	15mo	$465,000	$228	75
213 Ceasar Pl	0.01mi	4/3.5	2,178 (+14%)	2mo	$484,300	$222	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-72,700
• Equity at exit: $70,675

10-year hold

• IRR: -12.8%
• Equity multiple: 0.34×
• Total profit: $-88,075
• Equity at exit: $40,983

Cash invested: $132,720 (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 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 385
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,903 medium
• Mortgage (P&I): −$2,486
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $247

Break-even live

Break-even rent $3,589

Max offer price $474,000

Occupancy floor 89%

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: $118,500
• Closing costs: $14,220
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
268 Ceasar Pl Hilton Head Island, SC	4.0	2.5	2078	$3,600	$1.73	20d	1	0.09mi
12 Bermuda Pointe Cir Unit 12 Hilton Head Island, SC	3.0	3.0	2400	$2,300	$0.96	43d	1	1.16mi

Listing history 24 events

1. 2026-06-18
   days on market $474,000 Active 91 DOM
2. 2026-06-17
   days on market $474,000 Active 90 DOM
3. 2026-06-16
   days on market $474,000 Active 89 DOM
4. 2026-06-15
   days on market $474,000 Active 88 DOM
5. 2026-06-14
   days on market $474,000 Active 86 DOM
6. 2026-06-13
   pricedays on market $474,000 Active 85 DOM
7. 2026-06-10
   days on market $489,000 Active 83 DOM
8. 2026-06-09
   days on market $489,000 Active 82 DOM
9. 2026-06-08
   days on market $489,000 Active 81 DOM
10. 2026-06-07
    days on market $489,000 Active 80 DOM
11. 2026-06-05
    days on market $489,000 Active 77 DOM
12. 2026-06-03
    days on market $489,000 Active 76 DOM
13. 2026-06-02
    days on market $489,000 Active 75 DOM
14. 2026-06-01
    days on market $489,000 Active 74 DOM
15. 2026-05-31
    days on market $489,000 Active 73 DOM
16. 2026-03-29
    historical $3,700
17. 2026-03-19
    listed $3,700

    Show marketing remark (940 chars)

    This beаutifullу updаtеd 4-bedroοm, 3.5‐bath interior townhome offerѕ ѕpace, style, and flexibility across three well-designed levels. The first floor features a private bedroom with a full bath-ideal for guests or a home office-along with access to a large covered patio and an oversized one-car garage. Upstairs, the main living level showcases updated LVP flooring throughout and an open-concept layout perfect for entertaining. The kitchen is a standout with white cabinetry, quartz countertops, stainless steel appliances, and a peninsula with bar seating, flowing seamlessly into the dining and family rooms. A convenient half bath and two covered decks complete this inviting space. The third floor is home to the primary suite, featuring an updated master bathroom with dual vanities and a spacious walk-in closet. Two additional bedrooms, a full bath, and a laundry room provide comfort and convenience for everyday living.

18. 2026-03-19
    listed $489,000 Active 940-char remark

    Show marketing remark (940 chars)

    This beаutifullу updаtеd 4-bedroοm, 3.5‐bath interior townhome offerѕ ѕpace, style, and flexibility across three well-designed levels. The first floor features a private bedroom with a full bath-ideal for guests or a home office-along with access to a large covered patio and an oversized one-car garage. Upstairs, the main living level showcases updated LVP flooring throughout and an open-concept layout perfect for entertaining. The kitchen is a standout with white cabinetry, quartz countertops, stainless steel appliances, and a peninsula with bar seating, flowing seamlessly into the dining and family rooms. A convenient half bath and two covered decks complete this inviting space. The third floor is home to the primary suite, featuring an updated master bathroom with dual vanities and a spacious walk-in closet. Two additional bedrooms, a full bath, and a laundry room provide comfort and convenience for everyday living.

19. 2026-03-18
    listed $489,000 Active 930-char remark

    Show marketing remark (930 chars)

    This beautifully updated 4-bedroom, 3.5-bath interior townhome offers space, style, and flexibility across three well-designed levels. The first floor features a private bedroom with a full bath-ideal for guests or a home office-along with access to a large covered patio and an oversized one-car garage.Upstairs, the main living level showcases updated LVP flooring throughout and an open-concept layout perfect for entertaining. The kitchen is a standout with white cabinetry, quartz countertops, stainless steel appliances, and a peninsula with bar seating, flowing seamlessly into the dining and family rooms. A convenient half bath and two covered decks complete this inviting space.The third floor is home to the primary suite, featuring an updated master bathroom with dual vanities and a spacious walk-in closet. Two additional bedrooms, a full bath, and a laundry room provide comfort and convenience for everyday living.

20. 2019-07-31
    soldstatus $273,635
21. 2018-11-27
    listed $272,275
22. 2018-01-31
    soldstatus $722,000
23. 2009-11-04
    soldstatus $5,153,982
24. 2006-02-13
    soldstatus $1,191,500

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $2,702 · $225/mo
• Expected delta: +$873/yr (+$73/mo · 47.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,831
• − Mortgage interest: −$26,551
• − Property taxes: −$1,829
• − Insurance: −$2,370
• − Repairs & maintenance: −$3,746
• − Management: −$3,746
• − Depreciation: −$13,789
• Taxable loss: −$5,202
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $4,217/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

-99.7% since first listed

9 events — show timeline

• 2026-03-29 Rental Removed $3,700 APPFOLIO
• 2026-03-19 Listed for Rent $3,700 APPFOLIO
• 2026-03-19 Listed $489,000 RSMLS
• 2026-03-18 Listed $489,000 LRMLS
• 2019-07-31 Sold (MLS) $273,635 RSMLS
• 2018-11-27 Listed $272,275 RSMLS
• 2018-01-31 Sold (Public Records) $722,000 Public Records
• 2009-11-04 Sold (Public Records) $5,153,982 Public Records
• 2006-02-13 Sold (Public Records) $1,191,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,829 · -0.3% YoY. Source: county tax records.