31 Shipyard Dr Unit 5B · Hilton Head Island, SC 29928

$575,000

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 14 Days on market

Built 1980

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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 +7.5/15.0
• Appreciation +6.6/10.0
• Cash flow +5.6/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Furnished 2BD/2BA villa in desirable Shipyard perfect for a second home or turn-key rental! From the covered front porch, foyer entrance opens up to large open-concept floorplan w/ sleek LVP flooring. Grand wet bar runs b/w the dining area & spacious living room, making this perfect for entertaining! This modern kitchen w/ stainless steel appliances, all-white cabinets, & gorgeous countertops. Primary bedroom has beautiful views, large en-suite bathroom & plenty of closet space. Down the hall, 2nd bedroom is equipped w/ full bath perfect for guests. Outside includes a large back patio overlooking the golf course w/ outdoor grilling space.

Key facts

• Community pool
• Built 1980
• Listed 14 days

Property features AI

Finance

• Other: Community pool (including lap pool)
• HOA & community: Association amenities: Clubhouse, Fitness Center, Pool, Guard, Tennis courts, Trails; Association covers: Management, Common areas, Insurance, Grounds maintenance, Structure maintenance, Pest control, Sewer, Trash, Water

Exterior

• Parking: Unassigned parking
• Security: Building security; Smoke detector(s)
• Utilities: Public water
• Home design: 2 stories; Stucco construction; Asphalt roof
• Construction: Stucco exterior; Asphalt roof
• Exterior features: Patio; Outdoor grill; Balcony; Front porch; Patio (listed under porch features); Has view; Faces south

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range / Stove; Self-cleaning oven; Refrigerator
• Bedrooms: Upper level primary
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Attic; Ceiling fan(s); Fire extinguisher; Fireplace (with fireplace screen); Multiple closets; New paint; Smooth ceilings; Separate shower; Cable TV; Window treatments; Bay windows; Window screens
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $575k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $480k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $403k (29.9% below list).
• Recommended offer: $403k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 3.0% 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.
• Market conditions: Rents rising (+3.2%/yr); 838 active listings in the ZIP; 6 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).
• At $4,031/mo this rent would consume 50% of the median local household income ($98k/yr) (locally 216% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($4k loan paydown + $18k 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 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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 $403,074 (29.9% 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: 0.70% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.03%
• DSCR: 0.60
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-313
• Equity at exit: $265,286

10-year hold

• IRR: 4.0%
• Equity multiple: 1.63×
• Total profit: $101,118
• Equity at exit: $414,158

Cash invested: $161,000 (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 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $4,031 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$466 /mo · $5,592/yr
• Insurance: −$240
• HOA est. from 4 same-building comps: −$675
• Vacancy / Maint / Mgmt: −$846
• Net cashflow: $-1,212

Break-even live

Break-even rent $5,565

Max offer price $360,952

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	43d	1	0.75mi
183 Beachwalk Unit 1366633P Hilton Head Island, SC	3.0	3.5	1797	$3,943	$2.19	20d	1	0.89mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	20d	1	1.03mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	13d	1	1.07mi
77 Ocean Ln Unit 1316255P Hilton Head Island, SC	2.0	2.0	1162	$6,002	$5.17	13d	1	1.26mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	13d	1	1.33mi

HOA detail condo

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

Listing history 12 events

1. 2026-06-18
   days on market $575,000 Active 14 DOM
2. 2026-06-17
   days on market $575,000 Active 13 DOM
3. 2026-06-16
   days on market $575,000 Active 12 DOM
4. 2026-06-15
   days on market $575,000 Active 11 DOM
5. 2026-06-14
   days on market $575,000 Active 9 DOM
6. 2026-06-13
   days on market $575,000 Active 8 DOM
7. 2026-06-10
   days on market $575,000 Active 6 DOM
8. 2026-06-09
   days on market $575,000 Active 5 DOM
9. 2026-06-08
   days on market $575,000 Active 4 DOM
10. 2026-06-07
    days on market $575,000 Active 3 DOM
11. 2026-06-05
    remarks 682-char remark
12. 2026-06-05
    listed $575,000 Active 1 DOM

ⓘ 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: $5,592 · $466/mo
• Projected year-2 tax: $5,592 · $466/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: $48,369
• − Mortgage interest: −$32,209
• − Property taxes: −$5,592
• − Insurance: −$2,875
• − Repairs & maintenance: −$3,870
• − Management: −$3,870
• − HOA: −$8,100
• − Depreciation: −$16,727
• Taxable loss: −$24,874
• Est. tax savings @ 24.0%: +$5,970
• After-tax cash flow: $-8,570/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

+316.7% since first listed

27 events — show timeline

• 2026-06-04 Listed $575,000 RSMLS
• 2022-11-28 Sold (Public Records) $520,000 Public Records
• 2022-11-18 Sold (MLS) $520,000 RSMLS
• 2022-11-18 Sold (MLS) $520,000 LRMLS
• 2022-10-12 Pending — LRMLS
• 2022-10-12 Pending — RSMLS
• 2022-09-29 Listed $525,000 LRMLS
• 2022-09-29 Relisted — RSMLS
• 2022-09-21 Listed $525,000 RSMLS
• 2021-05-13 Sold (Public Records) $365,000 Public Records
• 2021-05-03 Sold (MLS) $365,000 RSMLS
• 2021-04-02 Listed $339,000 RSMLS
• 2019-05-14 Sold (Public Records) $240,000 Public Records
• 2019-05-10 Sold (MLS) $240,000 RSMLS
• 2019-04-03 Listed $249,000 RSMLS
• 2014-10-08 Sold (Public Records) $210,000 Public Records
• 2014-09-30 Sold (MLS) $210,000 RSMLS
• 2014-05-23 Listed $227,500 RSMLS
• 2012-08-03 Sold (Public Records) $225,000 Public Records
• 2012-07-31 Sold (MLS) $225,000 RSMLS
• 2011-12-15 Listed $235,000 RSMLS
• 1997-08-15 Sold (Public Records) $137,000 Public Records
• 1996-10-03 Sold (Public Records) $130,000 Public Records
• 1996-10-03 Sold (Public Records) $130,000 Public Records
• 1994-04-25 Sold (Public Records) $94,000 Public Records
• 1988-08-01 Sold (Public Records) $92,500 Public Records
• 1981-06-01 Sold (Public Records) $138,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,592 · +1.1% YoY. Source: county tax records.