239 Beach City Rd #3216 · Hilton Head Island, SC 29926

$249,999

2 bd · 2.0 ba · 883 sqft · Condo public records · 635 Days on market

Built 1984 $283/sqft · 8% below area Est $281k · 11% under ↓ 54% since listing

---

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).

• ARV discount +12.5/15.0
• Cash flow +9.3/30.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

Key facts

• Community pool
• Built 1984
• Listed 635 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% 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; 4 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 32% 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 $8k 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 635 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $219,999 (12.0% 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 635 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 7.9

CMA / ARV

• ARV (median comp): $281,376
• List price: $249,999
• Delta: -11.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.15×
• Total profit: $-59,379
• Equity at exit: $37,276

10-year hold

• IRR: -44.2%
• Equity multiple: -0.35×
• Total profit: $-94,842
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$248 /mo · $2,972/yr
• Insurance: −$104
• HOA est. from 10 same-building comps: −$595
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-181

Break-even live

Break-even rent $2,858

Max offer price $218,020

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Beach City Rd Unit 1316239P Hilton Head Island, SC	2.0	2.0	839	$3,073	$3.66	21d	1	0.11mi
239 Beach City Rd #1120 Hilton Head Island, SC	2.0	2.0	917	$1,995	$2.18	44d	1	0.15mi
155 Dillon Rd Hilton Head Island, SC	2.0	2.0–2.5	1120	$2,050	$1.83	13d	1	0.56mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	13d	1	1.24mi

HOA detail condo

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

Listing history 46 events

1. 2026-06-18
   days on market $249,999 Active 635 DOM
2. 2026-06-17
   days on market $249,999 Active 634 DOM
3. 2026-06-16
   days on market $249,999 Active 633 DOM
4. 2026-06-15
   days on market $249,999 Active 632 DOM
5. 2026-06-14
   days on market $249,999 Active 630 DOM
6. 2026-06-13
   days on market $249,999 Active 629 DOM
7. 2026-06-10
   days on market $249,999 Active 627 DOM
8. 2026-06-09
   days on market $249,999 Active 626 DOM
9. 2026-06-08
   days on market $249,999 Active 625 DOM
10. 2026-06-07
    days on market $249,999 Active 624 DOM
11. 2026-06-05
    days on market $249,999 Active 621 DOM
12. 2026-06-03
    days on market $249,999 Active 620 DOM
13. 2026-06-02
    days on market $249,999 Active 619 DOM
14. 2026-06-01
    days on market $249,999 Active 618 DOM
15. 2026-05-31
    days on market $249,999 Active 617 DOM
16. 2026-02-16
    price $249,999 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

17. 2025-08-29
    price $254,999 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

18. 2025-08-01
    price $259,999 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

19. 2025-03-27
    price $265,999 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

20. 2025-03-13
    price $269,000 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

21. 2025-02-28
    status Active 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

22. 2025-02-28
    price $289,000 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

23. 2025-02-19
    historical 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

24. 2025-02-19
    status Active 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

25. 2024-09-13
    status Active 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

26. 2024-08-16
    listed $279,999 251-char remark

    Show marketing remark (251 chars)

    Great opрortunіty tο οwn a 2 bedroοm 2 bаth 2nd floor unit on Hilton Head Ιѕland, Just steps from the beach. Community has two outdoor pools, indoor pool and spa, fitness room, and tennis courts. Short term rental allowed.

27. 2022-09-21
    soldstatus $195,000
28. 2022-09-19
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

29. 2022-09-13
    soldstatus $195,000 Closed 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

30. 2022-08-06
    status Active 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

31. 2022-08-03
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

32. 2022-07-26
    price $230,000 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

33. 2022-07-12
    price $259,900 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

34. 2022-06-18
    price $269,900 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

35. 2022-06-01
    listed $285,000 Active 525-char remark

    Show marketing remark (525 chars)

    Great investment opportunity! 2BR, 2BA 2nd floor unit with screened in balcony in a waterfront community. Unit needs some updating, but the HVAC was replaced in 2020, water heater in 2022. Newer washer/dryer and comes partially furnished. The community boasts 2 outdoor pools, indoor pool and spa, fitness room, tennis courts, basketball court, picnic area, lagoon and pier. Just steps away from the beach on the protected north shore. Short term rentals allowed. Don’t miss out on this one as it won’t last long.

36. 2019-11-21
    soldstatus $98,000
37. 2019-11-13
    soldstatus $98,000
38. 2019-06-10
    listed $112,000
39. 2012-05-08
    soldstatus $44,000
40. 2009-07-01
    listed $72,500
41. 2000-02-09
    soldstatus $9,850
42. 1990-08-31
    soldstatus $8,000
43. 1990-08-30
    soldstatus $8,000
44. 1990-08-29
    soldstatus $16,000
45. 1988-05-01
    soldstatus $542,000
46. 1988-05-01
    soldstatus $38,800

ⓘ 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: $2,972 · $248/mo
• Projected year-2 tax: $2,972 · $248/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: $31,547
• − Mortgage interest: −$14,004
• − Property taxes: −$2,972
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − HOA: −$7,140
• − Depreciation: −$7,273
• Taxable loss: −$6,139
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $-699/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

-53.9% since first listed

31 events — show timeline

• 2026-02-16 Price Changed $249,999 RSMLS
• 2025-08-29 Price Changed $254,999 RSMLS
• 2025-08-01 Price Changed $259,999 RSMLS
• 2025-03-27 Price Changed $265,999 RSMLS
• 2025-03-13 Price Changed $269,000 RSMLS
• 2025-02-28 Relisted — RSMLS
• 2025-02-28 Price Changed $289,000 RSMLS
• 2025-02-19 Delisted — RSMLS
• 2025-02-19 Relisted — RSMLS
• 2024-09-13 Relisted — RSMLS
• 2024-08-16 Listed $279,999 RSMLS
• 2022-09-21 Sold (Public Records) $195,000 Public Records
• 2022-09-19 Pending — RSMLS
• 2022-09-13 Sold (MLS) $195,000 RSMLS
• 2022-08-06 Relisted — RSMLS
• 2022-08-03 Pending — RSMLS
• 2022-07-26 Price Changed $230,000 RSMLS
• 2022-07-12 Price Changed $259,900 RSMLS
• 2022-06-18 Price Changed $269,900 RSMLS
• 2022-06-01 Listed $285,000 RSMLS
• 2019-11-21 Sold (Public Records) $98,000 Public Records
• 2019-11-13 Sold (MLS) $98,000 RSMLS
• 2019-06-10 Listed $112,000 RSMLS
• 2012-05-08 Sold (Public Records) $44,000 Public Records
• 2009-07-01 Listed $72,500 RSMLS
• 2000-02-09 Sold (Public Records) $9,850 Public Records
• 1990-08-31 Sold (Public Records) $8,000 Public Records
• 1990-08-30 Sold (Public Records) $8,000 Public Records
• 1990-08-29 Sold (Public Records) $16,000 Public Records
• 1988-05-01 Sold (Public Records) $38,800 Public Records
• 1988-05-01 Sold (Public Records) $542,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,972 · +1.4% YoY. Source: county tax records.