80 Paddle Boat Ln #822 · Hilton Head Island, SC 29928

$299,000

1 bd · 1.0 ba · 645 sqft · Condo public records · 41 Days on market

Built 2002 $464/sqft · at area comps Est $303k · 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 +9.8/30.0
• ARV discount +8.1/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare Brighton Bay listing now available to show in the coveted 800 building. This villa is pristine, furnished and priced to sell quickly. Top floor and quiet side of the building with lovely landscape and slight marsh view. Newly renovated bath, paint, flooring and appliances make this move in ready. The rear balcony has been screened for utmost seasonal enjoyment too. Choose any or all of the newer furnishings. Ultimate south end location with marina, restaurants, shops and entertainment a short walk away.

Key facts

• New doors
• New water heater
• Freshly painted

Tags

• NEW A/C
• NEW WATER HEATER
• POPCORN CEILING REMOVED
• FRESHLY PAINTED
• NEW DOORS
• NEW CABINETS

Property features AI

Finance

• Other: Community pool (free form, community)
• Financial info: Pets allowed with restrictions (dogs OK, breed restrictions, limit on number)
• HOA & community: Association amenities include clubhouse, fitness center, pool, barbecue and vehicle/car wash area; Association covers grounds and structure maintenance, pest control, sewer, trash and water

Exterior

• Parking: Assigned parking
• Utilities: Public water
• Home design: Faces east; Has a view
• Construction: Block and stucco construction; Asphalt roof
• Exterior features: Balcony; Rear porch; Patio; Screened porch

Interior

• Kitchen: Convection oven; Oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Screened porch (listed as a room type)
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; New paint; Smooth ceilings; Separate shower

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/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 $235k (21.3% below list).
• Recommended offer: $235k (21.3% 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; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k 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 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

Recommended offer $235,394 (21.3% 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 41 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (median comp): $302,717
• List price: $299,000
• Delta: -1.23%
• 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: 5.7%
• Equity multiple: 1.33×
• Total profit: $27,839
• Equity at exit: $137,949

10-year hold

• IRR: 8.7%
• Equity multiple: 2.35×
• Total profit: $112,797
• Equity at exit: $215,362

Cash invested: $83,720 (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: 838
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$125
• HOA est. from 2 same-building comps: −$236
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-189

Break-even live

Break-even rent $2,593

Max offer price $265,588

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 31 events

1. 2026-06-18
   days on market $299,000 Active 41 DOM
2. 2026-06-17
   days on market $299,000 Active 40 DOM
3. 2026-06-16
   days on market $299,000 Active 39 DOM
4. 2026-06-15
   days on market $299,000 Active 38 DOM
5. 2026-06-14
   days on market $299,000 Active 36 DOM
6. 2026-06-13
   days on market $299,000 Active 35 DOM
7. 2026-06-10
   days on market $299,000 Active 33 DOM
8. 2026-06-09
   days on market $299,000 Active 32 DOM
9. 2026-06-08
   days on market $299,000 Active 31 DOM
10. 2026-06-07
    days on market $299,000 Active 30 DOM
11. 2026-06-05
    days on market $299,000 Active 27 DOM
12. 2026-06-03
    days on market $299,000 Active 26 DOM
13. 2026-06-02
    days on market $299,000 Active 25 DOM
14. 2026-06-01
    days on market $299,000 Active 24 DOM
15. 2026-05-31
    days on market $299,000 Active 23 DOM
16. 2026-05-30
    days on market $299,000 Active 22 DOM
17. 2026-05-08
    listed $299,000 Active 333-char remark
18. 2024-09-18
    soldstatus $275,000
19. 2024-09-10
    soldstatus $275,000 Closed 513-char remark

    Show marketing remark (513 chars)

    Rare Brighton Bay listing now available to show in the coveted 800 building. This villa is pristine, furnished and priced to sell quickly. Top floor and quiet side of the building with lovely landscape and slight marsh view. Newly renovated bath, paint, flooring and appliances make this move in ready. The rear balcony has been screened for utmost seasonal enjoyment too. Choose any or all of the newer furnishings. Ultimate south end location with marina, restaurants, shops and entertainment a short walk away.

20. 2024-07-10
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Rare Brighton Bay listing now available to show in the coveted 800 building. This villa is pristine, furnished and priced to sell quickly. Top floor and quiet side of the building with lovely landscape and slight marsh view. Newly renovated bath, paint, flooring and appliances make this move in ready. The rear balcony has been screened for utmost seasonal enjoyment too. Choose any or all of the newer furnishings. Ultimate south end location with marina, restaurants, shops and entertainment a short walk away.

21. 2024-04-25
    listed $289,000 Active 513-char remark

    Show marketing remark (513 chars)

    Rare Brighton Bay listing now available to show in the coveted 800 building. This villa is pristine, furnished and priced to sell quickly. Top floor and quiet side of the building with lovely landscape and slight marsh view. Newly renovated bath, paint, flooring and appliances make this move in ready. The rear balcony has been screened for utmost seasonal enjoyment too. Choose any or all of the newer furnishings. Ultimate south end location with marina, restaurants, shops and entertainment a short walk away.

22. 2022-10-07
    soldstatus $239,000
23. 2022-10-03
    soldstatus $239,000 Closed

    Show marketing remark (352 chars)

    Get your perfect Hilton Head getaway condo. Located in the 800 building, with covered parking and an elevator, this top floor (3) condo offers side view off your patio of Broad Creek. Brighton Bay offers a community pool and 15 minute drive to the Atlantic Ocean, Coligny Plaza for shopping and great restaurants. Nice wood floors abound this property.

24. 2022-06-21
    status Pending

    Show marketing remark (352 chars)

    Get your perfect Hilton Head getaway condo. Located in the 800 building, with covered parking and an elevator, this top floor (3) condo offers side view off your patio of Broad Creek. Brighton Bay offers a community pool and 15 minute drive to the Atlantic Ocean, Coligny Plaza for shopping and great restaurants. Nice wood floors abound this property.

25. 2022-01-20
    listed $249,500 Active

    Show marketing remark (352 chars)

    Get your perfect Hilton Head getaway condo. Located in the 800 building, with covered parking and an elevator, this top floor (3) condo offers side view off your patio of Broad Creek. Brighton Bay offers a community pool and 15 minute drive to the Atlantic Ocean, Coligny Plaza for shopping and great restaurants. Nice wood floors abound this property.

26. 2021-04-01
    soldstatus $185,000
27. 2021-04-01
    soldstatus $185,000
28. 2021-02-05
    listed $189,900
29. 2006-09-08
    soldstatus $180,000
30. 2006-08-31
    soldstatus $180,000
31. 2006-01-07
    listed $199,500

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$262/yr (+$22/mo · 18.2%)

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

Taxation est. · year 1

• Rental income: $28,247
• − Mortgage interest: −$16,749
• − Property taxes: −$1,442
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − HOA: −$2,832
• − Depreciation: −$8,698
• Taxable loss: −$7,488
• Est. tax savings @ 24.0%: +$1,797
• After-tax cash flow: $-472/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

+49.9% since first listed

15 events — show timeline

• 2026-05-08 Listed $299,000 RSMLS
• 2024-09-18 Sold (Public Records) $275,000 Public Records
• 2024-09-10 Sold (MLS) $275,000 RSMLS
• 2024-07-10 Pending — RSMLS
• 2024-04-25 Listed $289,000 RSMLS
• 2022-10-07 Sold (Public Records) $239,000 Public Records
• 2022-10-03 Sold (MLS) $239,000 RSMLS
• 2022-06-21 Pending — RSMLS
• 2022-01-20 Listed $249,500 RSMLS
• 2021-04-01 Sold (Public Records) $185,000 Public Records
• 2021-04-01 Sold (MLS) $185,000 RSMLS
• 2021-02-05 Listed $189,900 RSMLS
• 2006-09-08 Sold (Public Records) $180,000 Public Records
• 2006-08-31 Sold (MLS) $180,000 RSMLS
• 2006-01-07 Listed $199,500 RSMLS

Property tax history

+4.0%/yr

Latest (2025): $1,442 · -58.3% YoY. Source: county tax records.