8 Bald Eagle Rd · Hilton Head Island, SC 29928

$799,000

5 bd · 7.5 ba · 4,614 sqft · SingleFamily public records · 14 Days on market

Built 2020 0.32 ac lot $173/sqft · 80% below area $172/mo HOA · 4% of rent

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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 +4.4/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

New co‐ownеrshір oppοrtunіty: Own one-eighth of Bald Εаgle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

Key facts

• 0.32 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: HOA/POA fee applies — $2,065 annually; Community amenities: Tennis courts, marina, golf, pool, playground, clubhouse, walking trails, security gate

Exterior

• Parking: No attached garage
• Security: Security system
• Utilities: Has heating and cooling
• Home design: Stucco and composite siding; Elevated foundation; Composition roof; Shared interest (18% share)
• Construction: Stucco construction; Composite siding; Elevated foundation; Composition roof; Building area approximately 4,407
• Exterior features: Outdoor grill; Hot tub; Residential zoning; 0.32-acre lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Wood floors; Tile floors
• Bathrooms: 7 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central heating; Heat pump; Electric cooling; Central air; Heat pump cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Furnished

What this means for you Summary

Snapshot

• This is a 5-bed/7.5-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $436k (45.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (42.7% below list).
• Recommended offer: $436k (45.4% below list) — sets the bar for cash-flow.

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).
• At $4,575/mo this rent would consume 56% 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 $31k of equity ($6k loan paydown + $26k 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 ~$51k 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.
• 10 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $436,325 (45.4% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.57% ✗
• Cap rate: 3.17%
• Cash-on-cash: -11.16%
• DSCR: 0.50
• GRM: 14.6

CMA / ARV

• ARV (median comp): $3,812,373
• List price: $799,000
• Delta: -79.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Bald Eagle Rd	0.00mi	6/7.5 (+1)	4,407 (-4%)	3mo	$799,000	$181	85
3 Bald Eagle Rd	0.05mi	6/7.5 (+1)	4,750 (+3%)	15mo	$4,750,000	$1,000	75
9 Seaside Sparrow Rd	0.35mi	6/7.5 (+1)	4,622 (+0%)	8mo	$779,000	$169	72
3 Gull Point Rd	0.21mi	5/5.5	4,738 (+3%)	9mo	$3,000,000	$633	70
61 S Sea Pines Dr	0.23mi	5/6.0	4,339 (-6%)	7mo	$4,400,000	$1,014	68
28 Gull Point Rd	0.47mi	5/6.0	4,729 (+2%)	3mo	$3,750,000	$793	65
34 S Beach Ln	0.22mi	5/5.5	4,146 (-10%)	10mo	$3,375,000	$814	57
46 Gull Point Rd	0.68mi	4/3.5 (-1)	4,698 (+2%)	7mo	$3,070,000	$653	39
60 N Sea Pines Dr	0.27mi	4/5.0 (-1)	4,051 (-12%)	18mo	$2,785,000	$687	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.76×
• Total profit: $-53,077
• Equity at exit: $368,633

10-year hold

• IRR: 0.7%
• Equity multiple: 1.12×
• Total profit: $26,187
• Equity at exit: $575,500

Cash invested: $223,720 (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: 14.6×

Monthly cashflow live

• Estimated rent: $4,575 medium
• Mortgage (P&I): −$4,190
• Tax est. 1.5%: −$999 /mo · $11,985/yr
• Insurance: −$333
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$172
• Vacancy / Maint / Mgmt: −$961
• Net cashflow: $-2,506

Break-even live

Break-even rent $7,747

Max offer price $436,325

Occupancy floor —

Sensitivity live

Price	-10% $-1,954	-5% $-2,230	+0% $-2,506	+5% $-2,782	+10% $-3,059
Rent	-10% $-2,868	-5% $-2,687	+0% $-2,506	+5% $-2,326	+10% $-2,145
Rate	-1.0pp $-2,104	-0.5pp $-2,303	base $-2,506	+0.5pp $-2,713	+1.0pp $-2,924

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $172 · $2,064/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-05-13
   listed $799,000 Active 1081-char remark

   Show marketing remark (1081 chars)

   New co‐ownеrshір oppοrtunіty: Own one-eighth of Bald Εаgle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

2. 2026-05-12
   listed $799,000 Active 1065-char remark
3. 2026-03-16
   soldstatus $799,000 Closed

   Show marketing remark (1065 chars)

   New co-ownership opportunity: Own one-eighth of Bald Eagle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

4. 2026-03-16
   soldstatus $799,000 Closed

   Show marketing remark (1065 chars)

   New co-ownership opportunity: Own one-eighth of Bald Eagle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

5. 2026-03-12
   status Pending

   Show marketing remark (1065 chars)

   New co-ownership opportunity: Own one-eighth of Bald Eagle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

6. 2026-03-12
   status Pending

   Show marketing remark (1065 chars)

   New co-ownership opportunity: Own one-eighth of Bald Eagle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

7. 2026-02-27
   listed $799,000 Active

   Show marketing remark (1065 chars)

   New co-ownership opportunity: Own one-eighth of Bald Eagle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

8. 2026-02-27
   listed $799,000 Active

   Show marketing remark (1065 chars)

   New co-ownership opportunity: Own one-eighth of Bald Eagle, this professionally managed, turnkey home by Pacaso. With a third-row beach walk location, this new construction home is all about approachable elegance, starting with the custom curved staircase, classic columns and shiplap walls in the entryway. It continues in the light-filled great room, with box beam ceilings, built-in storage and a traditional fireplace with a modern tile surround. The dining area offers a pool view, and the gorgeous gourmet kitchen has a quartz-topped island and separate breakfast bar, stainless steel appliances and a wet bar. The primary suite, one of 6 bedrooms, opens to the backyard patio and features a spa-like en suite bathroom with a soaking tub, tiled shower and two vanities. A bonus room, complete with wet bar, is great for games and hanging out. Mature landscaping provides privacy for the backyard pool, overflowing hot tub, and outdoor cooking area. The home, which has 2 laundry rooms and a 4-stop elevator, comes fully furnished and professionally decorated.

9. 2026-02-23
   listed $799,000 Active
10. 2023-03-31
    status Pending
11. 2023-03-31
    price $5,872,000
12. 2023-03-29
    soldstatus $5,872,000 Closed
13. 2022-03-05
    listed $734,000 Active
14. 2022-03-05
    listed $734,000
15. 2020-08-21
    soldstatus $2,900,000
16. 2018-12-03
    listed $3,250,000
17. 2018-05-14
    soldstatus $750,000
18. 2018-05-11
    soldstatus $750,000
19. 2010-07-16
    listed $825,000
20. 2008-01-15
    listed $1,500,000
21. 1984-01-01
    soldstatus $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,894
• − Mortgage interest: −$44,756
• − Property taxes: −$11,985
• − Insurance: −$9,114
• − Repairs & maintenance: −$4,392
• − Management: −$4,392
• − HOA: −$2,064
• − Depreciation: −$23,244
• Taxable loss: −$45,051
• Est. tax savings @ 24.0%: +$10,812
• After-tax cash flow: $-19,264/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

+420.0% since first listed

25 events — show timeline

• 2026-06-08 Sold (MLS) $780,000 LRMLS
• 2026-06-08 Sold (MLS) $780,000 RSMLS
• 2026-05-27 Pending — RSMLS
• 2026-05-27 Pending — LRMLS
• 2026-05-13 Listed $799,000 RSMLS
• 2026-05-12 Listed $799,000 LRMLS
• 2026-03-16 Sold (MLS) $799,000 RSMLS
• 2026-03-16 Sold (MLS) $799,000 LRMLS
• 2026-03-12 Pending — RSMLS
• 2026-03-12 Pending — LRMLS
• 2026-02-27 Listed $799,000 RSMLS
• 2026-02-27 Listed $799,000 LRMLS
• 2026-02-23 Listed $799,000 RSMLS
• 2023-03-31 Pending — RSMLS
• 2023-03-31 Price Changed $5,872,000 RSMLS
• 2023-03-29 Sold (MLS) $5,872,000 RSMLS
• 2022-03-05 Listed $734,000 RSMLS
• 2022-03-05 Listed $734,000 RSMLS
• 2020-08-21 Sold (MLS) $2,900,000 RSMLS
• 2018-12-03 Listed $3,250,000 RSMLS
• 2018-05-14 Sold (Public Records) $750,000 Public Records
• 2018-05-11 Sold (MLS) $750,000 RSMLS
• 2010-07-16 Listed $825,000 RSMLS
• 2008-01-15 Listed $1,500,000 RSMLS
• 1984-01-01 Sold (Public Records) $150,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $68,326 · +1.0% YoY. Source: county tax records.