104 Cordillo Parkway Pkwy Unit F7 · Hilton Head Island, SC 29928

$259,000

2 bd · 1.5 ba · 864 sqft · SingleFamily · 34 Days on market

Built 1979 Good condition $300/sqft · 28% above area Est $202k · 28% over

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Why this score? — see what drove the B- 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

Key facts

• Custom cabinetry
• Covered parking
• Community pool

Tags

• LUXURY VINYL PLANK FLOORING
• CUSTOM CABINETRY
• UPDATED BATHROOM VANITIES
• FULLY RENOVATED KITCHEN
• COVERED PARKING
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: HOA provides association management, common area maintenance, structure maintenance, pool maintenance, pest control, and insurance; HOA includes water, sewer and internet; Community pool

Exterior

• Parking: Unassigned parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Two-story property; Stucco exterior; Southeast-facing
• Construction: Stucco construction; Asphalt roof
• Exterior features: Front porch; Community pool; Has a view (southeast)

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Pantry; Eat-in kitchen
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Built-in features; Multiple closets; Smooth ceilings; Entrance foyer; Eat-in kitchen; Pantry
• Laundry & utility: Washer; Dryer; Laundry in common area; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 40% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.2% local appreciation)).
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $202,013
• List price: $259,000
• Delta: 28.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 2.17×
• Total profit: $85,162
• Equity at exit: $119,494

10-year hold

• IRR: 21.5%
• Equity multiple: 4.18×
• Total profit: $230,357
• Equity at exit: $186,551

Cash invested: $72,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,265 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $790

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 71%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	13d	1	0.23mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	13d	1	0.31mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	13d	1	0.43mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	21d	1	0.57mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	13d	1	0.67mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	13d	1	0.95mi

Listing history 31 events

1. 2026-06-18
   days on market $259,000 Active 34 DOM
2. 2026-06-17
   days on market $259,000 Active 33 DOM
3. 2026-06-16
   days on market $259,000 Active 32 DOM
4. 2026-06-15
   days on market $259,000 Active 31 DOM
5. 2026-06-14
   days on market $259,000 Active 29 DOM
6. 2026-06-13
   days on market $259,000 Active 28 DOM
7. 2026-06-10
   days on market $259,000 Active 26 DOM
8. 2026-06-09
   days on market $259,000 Active 25 DOM
9. 2026-06-08
   days on market $259,000 Active 24 DOM
10. 2026-06-07
    days on market $259,000 Active 23 DOM
11. 2026-06-05
    days on market $259,000 Active 20 DOM
12. 2026-06-03
    days on market $259,000 Active 19 DOM
13. 2026-06-02
    days on market $259,000 Active 18 DOM
14. 2026-06-01
    days on market $259,000 Active 17 DOM
15. 2026-05-31
    days on market $259,000 Active 16 DOM
16. 2026-05-30
    days on market $259,000 Active 15 DOM
17. 2026-05-15
    price $259,000 1148-char remark
18. 2026-05-15
    listed $299,000 Active 1148-char remark
19. 2024-04-29
    soldstatus $269,900 Closed 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

20. 2024-03-29
    status Pending 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

21. 2024-03-14
    price $269,900 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

22. 2024-01-05
    price $285,000 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

23. 2023-12-01
    price $299,900 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

24. 2023-12-01
    status Active 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

25. 2023-08-11
    status Active 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

26. 2023-08-04
    listed $329,000 393-char remark

    Show marketing remark (393 chars)

    PREMIER PROPERTY ALERT! Gorgeous RENOVATED 2BD/1.5BA second floor flat in Cordillo Courts. This is the NICEST RENOVATION we've seen in the complex! Gutted and entirely rebuilt with TOP NOTCH appointments! Luxury vinyl plank flooring throughout, ship-lapped walls, beautiful kitchen cabinetry, bathroom vanities, decorator shower and exquisite tilework. Community pool and tennis courts onsite!

27. 2022-12-17
    listed $308,000 Active
28. 2021-06-11
    soldstatus $129,200
29. 2021-04-29
    listed $136,000
30. 2005-06-02
    soldstatus $88,000
31. 2005-05-05
    listed $89,900

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

Taxation est. · year 1

• Rental income: $39,185
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,135
• − Management: −$3,135
• − Depreciation: −$7,535
• Taxable income: $5,692
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $8,111/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This renovated townhouse in Cordillo Courts offers a blend of modern coastal style and convenience, with fresh updates and a prime location.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — fresh paint can improve curb appeal and value
• Both install smart home devices — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — fresh paint can improve curb appeal and value ↑
• Both install smart home devices — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+188.1% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $259,000 RSMLS
• 2026-05-15 Listed $299,000 RSMLS
• 2024-04-29 Sold (MLS) $269,900 RSMLS
• 2024-03-29 Pending — RSMLS
• 2024-03-14 Price Changed $269,900 RSMLS
• 2024-01-05 Price Changed $285,000 RSMLS
• 2023-12-01 Price Changed $299,900 RSMLS
• 2023-12-01 Relisted — RSMLS
• 2023-08-11 Relisted — RSMLS
• 2023-08-04 Listed $329,000 RSMLS
• 2022-12-17 Listed $308,000 RSMLS
• 2021-06-11 Sold (MLS) $129,200 RSMLS
• 2021-04-29 Listed $136,000 RSMLS
• 2005-06-02 Sold (MLS) $88,000 RSMLS
• 2005-05-05 Listed $89,900 RSMLS