100 Mathews Dr #26 · Hilton Head Island, SC 29926

$350,000

3 bd · 2.5 ba · 1,308 sqft · Townhouse public records · 67 Days on market

Built 1972 814 sqft lot Est $277k · 26% over

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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).

• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovatеd 3-bеdroοm tοwnhouse іn thе centrally located Herοn Ꮮake community on Hilton Head Island. This residence has been completely updated from top to bottom and shows like a new home. Recent renovations include luxury vinyl plank flooring throughout, fresh interior paint, smooth ceilings, new interior doors and extensive woodwork. The kitchen has been entirely redesigned with new cabinetry, quartz countertops, modern fixtures and brand-new appliances. All bathrooms have been remodeled with new vanities, walk-in showers and contemporary finishes. The floor plan offers comfortable living with modern style and low-maintenance ownership. Heron Lake is pet frien

Key facts

• Fully renovated
• Quartz countertops
• New cabinetry

Tags

• FULLY RENOVATED
• LUXURY VINYL PLANK FLOORING
• FRESH INTERIOR PAINT
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• MODERN FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $44 ($522/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 $279k (20.3% below list).
• Recommended offer: $279k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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

• It's been on market 67 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $350k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,837 (20.3% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $277,296
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Mathews Dr Unit B25	0.00mi	3/2.0	1,308 (0%)	16mo	$210,000	$161	85
400 Wm Hilton Pkwy #85	0.37mi	3/2.5	1,275 (-2%)	7mo	$303,000	$238	73
96 Mathews Dr #151	0.08mi	2/2.0 (-1)	1,123 (-14%)	1mo	$225,000	$200	65
400 Wm Hilton Pkwy #87	0.37mi	3/2.5	1,275 (-2%)	18mo	$270,000	$212	64
50 Marshland Rd #29	0.70mi	3/2.0	1,230 (-6%)	1mo	$200,000	$163	54
4 Indigo Run Dr #3710	0.64mi	2/2.0 (-1)	1,281 (-2%)	10mo	$465,000	$363	51
4 Indigo Run Dr #3810	0.64mi	2/2.0 (-1)	1,281 (-2%)	11mo	$450,000	$351	50
50 Marshland Rd #28	0.70mi	3/2.0	1,230 (-6%)	10mo	$245,000	$199	47
50 Marshland Rd #30	0.70mi	3/2.0	1,230 (-6%)	11mo	$230,000	$187	46
400 Wm Hilton Pkwy #103	0.37mi	2/1.5 (-1)	1,175 (-10%)	20mo	$272,500	$232	41
4 Indigo Run Dr #1910	0.72mi	2/2.0 (-1)	1,281 (-2%)	19mo	$452,500	$353	40

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-62,233
• Equity at exit: $52,186

10-year hold

• IRR: -17.5%
• Equity multiple: 0.16×
• Total profit: $-82,680
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,788 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $44

Break-even live

Break-even rent $2,733

Max offer price $350,000

Occupancy floor 93%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	2	0.09mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	20d	2	0.09mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	0.09mi
400 William Hilton Pkwy Hilton Head Island, SC	2.0	1.5	1161	$2,000	$1.72	43d	1	0.35mi
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$3,481	$2.96	13d	9	0.37mi
45 Folly Field Rd Unit 1316251P Hilton Head Island, SC	2.0	2.0	1194	$4,182	$3.50	20d	1	0.85mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.97mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	13d	1	0.99mi
85 Folly Field Rd Unit 1316236P Hilton Head Island, SC	2.0	2.5	1194	$3,602	$3.02	13d	1	1.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	43d	1	1.43mi

Listing history 4 events

1. 2026-04-17
   status Pending
2. 2026-02-10
   listed $350,000 Active
3. 2021-02-18
   soldstatus $108,000
4. 1984-09-01
   soldstatus $35,025

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 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: $33,460
• − Mortgage interest: −$19,605
• − Property taxes: −$2,136
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$10,182
• Taxable loss: −$5,567
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $1,858/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

+899.3% since first listed

4 events — show timeline

• 2026-04-17 Pending — RSMLS
• 2026-02-10 Listed $350,000 RSMLS
• 2021-02-18 Sold (Public Records) $108,000 Public Records
• 1984-09-01 Sold (Public Records) $35,025 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,136 · +1.6% YoY. Source: county tax records.