19 Lemoyne Ave #23 · Hilton Head Island, SC 29928

$435,000

2 bd · 2.5 ba · 1,051 sqft · Condo public records · 273 Days on market

Built 1991 $414/sqft · 12% below area Est $496k · 12% under

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Why this score? — see what drove the C- 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 +13.7/30.0
• ARV discount +13.0/15.0
• Appreciation +6.6/10.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

You can't beat this price and just in time for the summer. A fully furnished 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

Key facts

• Private deck
• Quartz countertops
• Community pool

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS APPLIANCES
• LUXURY VINYL PLANK FLOORING
• PRIVATE DECK
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $435k.

Deal economics

• At list price, monthly cash flow is $31 ($375/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 $353k (18.9% below list).
• Recommended offer: $353k (18.9% 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 rising (+3.2%/yr); 838 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 43% 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 $17k of equity ($3k loan paydown + $14k 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 $122k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $64k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $435k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $352,854 (18.9% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. 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?
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. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $495,611
• List price: $435,000
• Delta: -12.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.49×
• Total profit: $59,903
• Equity at exit: $200,695

10-year hold

• IRR: 11.0%
• Equity multiple: 2.69×
• Total profit: $205,670
• Equity at exit: $313,320

Cash invested: $121,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,529 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $31

Break-even live

Break-even rent $3,489

Max offer price $435,000

Occupancy floor 94%

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	13d	1	0.09mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	13d	1	0.11mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	13d	1	0.37mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	13d	1	0.64mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	20d	1	0.75mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	13d	1	0.79mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-18
   days on market $435,000 Active 273 DOM
2. 2026-06-17
   days on market $435,000 Active 272 DOM
3. 2026-06-16
   days on market $435,000 Active 271 DOM
4. 2026-06-15
   days on market $435,000 Active 270 DOM
5. 2026-06-14
   days on market $435,000 Active 268 DOM
6. 2026-06-13
   days on market $435,000 Active 267 DOM
7. 2026-06-10
   days on market $435,000 Active 265 DOM
8. 2026-06-09
   days on market $435,000 Active 264 DOM
9. 2026-06-08
   days on market $435,000 Active 263 DOM
10. 2026-06-07
    days on market $435,000 Active 262 DOM
11. 2026-06-05
    days on market $435,000 Active 259 DOM
12. 2026-06-03
    days on market $435,000 Active 258 DOM
13. 2026-06-02
    days on market $435,000 Active 257 DOM
14. 2026-06-01
    days on market $435,000 Active 256 DOM
15. 2026-05-31
    days on market $435,000 Active 255 DOM
16. 2026-04-03
    price $435,000 924-char remark

    Show marketing remark (924 chars)

    You can't bеat thіs рrіce and јuѕt in time for the summer. A fully furniѕhеd 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

17. 2026-04-03
    price $435,000 924-char remark

    Show marketing remark (924 chars)

    You can't bеat thіs рrіce and јuѕt in time for the summer. A fully furniѕhеd 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

18. 2026-01-13
    price $449,000 924-char remark

    Show marketing remark (924 chars)

    You can't bеat thіs рrіce and јuѕt in time for the summer. A fully furniѕhеd 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

19. 2025-11-10
    price $475,000 924-char remark

    Show marketing remark (924 chars)

    You can't beat this price and just in time for the summer. A fully furnished 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

20. 2025-11-01
    price $475,000 924-char remark

    Show marketing remark (924 chars)

    You can't bеat thіs рrіce and јuѕt in time for the summer. A fully furniѕhеd 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

21. 2025-09-23
    price $499,500 924-char remark

    Show marketing remark (924 chars)

    You can't bеat thіs рrіce and јuѕt in time for the summer. A fully furniѕhеd 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

22. 2025-09-22
    price $449,500 924-char remark

    Show marketing remark (924 chars)

    You can't bеat thіs рrіce and јuѕt in time for the summer. A fully furniѕhеd 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

23. 2025-09-18
    listed $499,500 Active 924-char remark

    Show marketing remark (924 chars)

    You can't bеat thіs рrіce and јuѕt in time for the summer. A fully furniѕhеd 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

24. 2025-09-10
    listed $499,500 Active 924-char remark

    Show marketing remark (924 chars)

    You can't beat this price and just in time for the summer. A fully furnished 2-bedroom, 2.5 bath townhome nestled in the Ocean Breeze complex in the popular Forest Beach area of Hilton Head Island. A short walk to the wide beaches, this end-unit condo features modern comforts including an updated kitchen with white cabinetry, quartz countertops and stainless appliances. Newly installed large sliding door and easy maintenance luxury vinyl plank flooring throughout. One of the few condo complexes allowing guests to have Pets which offers you greater rental income potential. Unwind on your private deck, dip into the community pool just steps away or serve up some friendly competition on the tennis courts. Fully furnished and short term rentals in place. With shops, and restaurants just a short stroll away, this sea-side gem is ideal for those seeking relaxation, recreation, and the coastal charm of South Carolina.

25. 2010-12-17
    soldstatus $185,000
26. 2010-12-15
    soldstatus $185,000
27. 2010-05-28
    listed $215,000
28. 1999-07-07
    soldstatus $116,250
29. 1996-05-23
    soldstatus $101,500
30. 1988-11-01
    soldstatus $84,700

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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: $42,342
• − Mortgage interest: −$24,367
• − Property taxes: −$3,527
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,387
• − Management: −$3,387
• − Depreciation: −$12,655
• Taxable loss: −$7,155
• Est. tax savings @ 24.0%: +$1,717
• After-tax cash flow: $2,092/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

+413.6% since first listed

15 events — show timeline

• 2026-04-03 Price Changed $435,000 LRMLS
• 2026-04-03 Price Changed $435,000 RSMLS
• 2026-01-13 Price Changed $449,000 RSMLS
• 2025-11-10 Price Changed $475,000 LRMLS
• 2025-11-01 Price Changed $475,000 RSMLS
• 2025-09-23 Price Changed $499,500 RSMLS
• 2025-09-22 Price Changed $449,500 RSMLS
• 2025-09-18 Listed $499,500 RSMLS
• 2025-09-10 Listed $499,500 LRMLS
• 2010-12-17 Sold (Public Records) $185,000 Public Records
• 2010-12-15 Sold (MLS) $185,000 RSMLS
• 2010-05-28 Listed $215,000 RSMLS
• 1999-07-07 Sold (Public Records) $116,250 Public Records
• 1996-05-23 Sold (Public Records) $101,500 Public Records
• 1988-11-01 Sold (Public Records) $84,700 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,527 · +1.1% YoY. Source: county tax records.