125 Cordillo Pkwy #82 · Hilton Head Island, SC 29928

$430,000

2 bd · 1.0 ba · 886 sqft · Condo public records · 97 Days on market

Built 1973 $485/sqft · 6% above area Est $404k · 6% over

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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).

• Cash flow +7.1/30.0
• Appreciation +6.6/10.0
• ARV discount +4.6/15.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

THIS ΟNΕ HΑЅ IT AᏞᏞ! Upper level, corner unit: Stер into this stunning, fully renovated 2-bedroom, 1-bathroom condo: just a short walk or bike ride to the pristine Atlantic Ocean and sparkling sands. Completely transformed in 2021-2022 with meticulous attention to detail, this turnkey gem comes fully furnished with high-end, solid furnishings. * Everything * conveys, so you can move in, relax, or start renting immediately! Every detail has been updated or replaced recently: a gorgeous open-concept kitchen with modern finishes, large bar counter, premium appliances, a sleek slider opens to a relaxing balcony, luxury vinyl plank (LVP) flooring throughout, a fun triple-bunk setup for family getaways, plus the in-unit washer/dryer was conveniently relocated to an accessible hall closet. No updates needed, you can move in ASAP or be confident to win the hearts of guests! A proven rental performer, this condo generated over $30,000 gross income last year (up 3% from the prior year), delivering strong investment potential in one of Hilton Head's most desirable near-beach locations. HOA rules allow pets for owners only-such a perk! Whether you're envisioning a personal coastal retreat or a lucrative vacation rental, this impeccably updated condo offers style, comfort, convenience, and immediate usability.

Key facts

• Fully renovated
• Open-concept kitchen
• Premium appliances

Tags

• FULLY RENOVATED
• OPEN-CONCEPT KITCHEN
• LARGE BAR COUNTER
• PREMIUM APPLIANCES
• RELAXING BALCONY
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $410k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (22.2% below list).
• Recommended offer: $334k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% 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.
• Zoned schools: Hilton Head Island Elementary (math 50% / reading 49%, grade D, #168 of 597 statewide, top 31%, 709 students, 56% FRL); Hilton Head Island Middle (math 33% / reading 42%, grade F, #90 of 229 statewide, top 42%, 856 students, 52% FRL); Hilton Head Island High (math 70% / reading 82%, grade A-, #34 of 196 statewide, top 17%, 1,345 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 846 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 41% 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.
• 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 97 days — a 9% lower offer ($391k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $222k; list at $430k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $334,382 (22.2% 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 97 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 10.7

CMA / ARV

• ARV (median comp): $404,024
• List price: $430,000
• Delta: 6.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.7%
• Equity multiple: 1.16×
• Total profit: $18,676
• Equity at exit: $198,388

10-year hold

• IRR: 6.2%
• Equity multiple: 1.97×
• Total profit: $116,604
• Equity at exit: $309,718

Cash invested: $120,400 (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: 846
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,344 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$323 /mo · $3,872/yr
• Insurance: −$179
• HOA est. from 9 same-building comps: −$495
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-610

Break-even live

Break-even rent $4,116

Max offer price $322,214

Occupancy floor —

Sensitivity live

Price	-10% $-367	-5% $-488	+0% $-610	+5% $-732	+10% $-854
Rent	-10% $-874	-5% $-742	+0% $-610	+5% $-478	+10% $-346
Rate	-1.0pp $-394	-0.5pp $-501	base $-610	+0.5pp $-722	+1.0pp $-835

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	15d	1	0.03mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	15d	1	0.17mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	15d	1	0.28mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	23d	1	0.41mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	15d	1	0.71mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	15d	1	0.74mi

HOA detail condo

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

Listing history 11 events

1. 2026-05-19
   status Pending 1342-char remark

   Show marketing remark (1342 chars)

   THIS ΟNΕ HΑЅ IT AᏞᏞ! Upper level, corner unit: Stер into this stunning, fully renovated 2-bedroom, 1-bathroom condo: just a short walk or bike ride to the pristine Atlantic Ocean and sparkling sands. Completely transformed in 2021-2022 with meticulous attention to detail, this turnkey gem comes fully furnished with high-end, solid furnishings. * Everything * conveys, so you can move in, relax, or start renting immediately! Every detail has been updated or replaced recently: a gorgeous open-concept kitchen with modern finishes, large bar counter, premium appliances, a sleek slider opens to a relaxing balcony, luxury vinyl plank (LVP) flooring throughout, a fun triple-bunk setup for family getaways, plus the in-unit washer/dryer was conveniently relocated to an accessible hall closet. No updates needed, you can move in ASAP or be confident to win the hearts of guests! A proven rental performer, this condo generated over $30,000 gross income last year (up 3% from the prior year), delivering strong investment potential in one of Hilton Head's most desirable near-beach locations. HOA rules allow pets for owners only-such a perk! Whether you're envisioning a personal coastal retreat or a lucrative vacation rental, this impeccably updated condo offers style, comfort, convenience, and immediate usability.

2. 2026-05-18
   price $430,000 1342-char remark

   Show marketing remark (1342 chars)

   THIS ΟNΕ HΑЅ IT AᏞᏞ! Upper level, corner unit: Stер into this stunning, fully renovated 2-bedroom, 1-bathroom condo: just a short walk or bike ride to the pristine Atlantic Ocean and sparkling sands. Completely transformed in 2021-2022 with meticulous attention to detail, this turnkey gem comes fully furnished with high-end, solid furnishings. * Everything * conveys, so you can move in, relax, or start renting immediately! Every detail has been updated or replaced recently: a gorgeous open-concept kitchen with modern finishes, large bar counter, premium appliances, a sleek slider opens to a relaxing balcony, luxury vinyl plank (LVP) flooring throughout, a fun triple-bunk setup for family getaways, plus the in-unit washer/dryer was conveniently relocated to an accessible hall closet. No updates needed, you can move in ASAP or be confident to win the hearts of guests! A proven rental performer, this condo generated over $30,000 gross income last year (up 3% from the prior year), delivering strong investment potential in one of Hilton Head's most desirable near-beach locations. HOA rules allow pets for owners only-such a perk! Whether you're envisioning a personal coastal retreat or a lucrative vacation rental, this impeccably updated condo offers style, comfort, convenience, and immediate usability.

3. 2026-02-11
   listed $450,000 Active 1342-char remark

   Show marketing remark (1342 chars)

   THIS ΟNΕ HΑЅ IT AᏞᏞ! Upper level, corner unit: Stер into this stunning, fully renovated 2-bedroom, 1-bathroom condo: just a short walk or bike ride to the pristine Atlantic Ocean and sparkling sands. Completely transformed in 2021-2022 with meticulous attention to detail, this turnkey gem comes fully furnished with high-end, solid furnishings. * Everything * conveys, so you can move in, relax, or start renting immediately! Every detail has been updated or replaced recently: a gorgeous open-concept kitchen with modern finishes, large bar counter, premium appliances, a sleek slider opens to a relaxing balcony, luxury vinyl plank (LVP) flooring throughout, a fun triple-bunk setup for family getaways, plus the in-unit washer/dryer was conveniently relocated to an accessible hall closet. No updates needed, you can move in ASAP or be confident to win the hearts of guests! A proven rental performer, this condo generated over $30,000 gross income last year (up 3% from the prior year), delivering strong investment potential in one of Hilton Head's most desirable near-beach locations. HOA rules allow pets for owners only-such a perk! Whether you're envisioning a personal coastal retreat or a lucrative vacation rental, this impeccably updated condo offers style, comfort, convenience, and immediate usability.

4. 2021-09-03
   soldstatus $222,000
5. 2021-08-23
   soldstatus $222,000 353-char remark

   Show marketing remark (353 chars)

   Forest Gardens is a low density complex that has excellent rental history whether you want to rent monthly or weekly. Expansive on-site pool, pet friendly for owners and close proximity to the beach. Forest Gardens can easily be expanded into a 2 bedroom 2 bathroom. Great opportunity to redo and make it your own but also ready for immediate occupancy.

6. 2021-08-09
   listed $229,000 353-char remark

   Show marketing remark (353 chars)

   Forest Gardens is a low density complex that has excellent rental history whether you want to rent monthly or weekly. Expansive on-site pool, pet friendly for owners and close proximity to the beach. Forest Gardens can easily be expanded into a 2 bedroom 2 bathroom. Great opportunity to redo and make it your own but also ready for immediate occupancy.

7. 2008-12-22
   soldstatus $96,000
8. 1989-04-01
   soldstatus $34,000
9. 1983-12-01
   soldstatus $55,000
10. 1981-02-01
    soldstatus $39,200
11. 1980-06-01
    soldstatus $35,000

ⓘ 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: $3,872 · $323/mo
• Projected year-2 tax: $3,872 · $323/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: $40,126
• − Mortgage interest: −$24,087
• − Property taxes: −$3,872
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,210
• − Management: −$3,210
• − HOA: −$5,940
• − Depreciation: −$12,509
• Taxable loss: −$14,852
• Est. tax savings @ 24.0%: +$3,564
• After-tax cash flow: $-3,757/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

+1128.6% since first listed

11 events — show timeline

• 2026-05-19 Pending — RSMLS
• 2026-05-18 Price Changed $430,000 RSMLS
• 2026-02-11 Listed $450,000 RSMLS
• 2021-09-03 Sold (Public Records) $222,000 Public Records
• 2021-08-23 Sold (MLS) $222,000 RSMLS
• 2021-08-09 Listed $229,000 RSMLS
• 2008-12-22 Sold (Public Records) $96,000 Public Records
• 1989-04-01 Sold (Public Records) $34,000 Public Records
• 1983-12-01 Sold (Public Records) $55,000 Public Records
• 1981-02-01 Sold (Public Records) $39,200 Public Records
• 1980-06-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,872 · +1.1% YoY. Source: county tax records.