239 Beach City Rd #3107 · Hilton Head Island, SC 29926

$298,000

2 bd · 2.0 ba · 917 sqft · Condo · 286 Days on market

Built 1984 Good condition $325/sqft · 16% below area Est $356k · 16% under $625/mo HOA · 24% of rent

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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).

• ARV discount +14.8/15.0
• Schools +5.7/10.0
• Cash flow +5.4/30.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discovеr thiѕ onе‐of-a‐kіnd, fully updated 2-bedroom, 2-bath fіrѕt-floor end villa in the desirable Spa on Port Royal Sound. This inviting coastal retreat offers easy handicap access, a private rear deck overlooking the tennis courts, and an unbeatable location just steps from the indoor pool, fitness center, and two outdoor pools. Enjoy quiet walks along the natural beaches of Port Royal Sound, ideal for kayaking, shelling, and sunset strolls. Perfect as a primary residence, vacation getaway, or short-term rental, this turnkey villa is move-in ready and designed for easy island living. Experience the best of Hilton Head Island's relaxed lifestyle - a peaceful setting near shopping, restaurants, golf, and the Island's top attractions. Come live (or invest) where the Lowcountry meets the sea - and make 3107 The Spa on Port Royal Sound your next Hilton Head retreat!

Key facts

• Fitness center
• Tennis courts
• Outdoor pools

Tags

• PRIVATE REAR DECK
• TENNIS COURTS
• INDOOR POOL
• FITNESS CENTER
• OUTDOOR POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (13.5% below list).
• Recommended offer: $204k (31.5% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.3% 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 soft (-0.2%/yr); 493 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 286 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $17k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $245k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $204,096 (31.5% 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 286 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.86% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.33%
• DSCR: 0.58
• GRM: 9.6

CMA / ARV

• ARV (median comp): $356,085
• List price: $298,000
• Delta: -16.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Beach City Rd #2307	0.04mi	2/2.0	917 (0%)	0mo	$310,000	$338	98
239 Beach City Rd #2320	0.04mi	2/2.0	917 (0%)	0mo	$315,000	$344	98
239 Beach City Rd #1124	0.04mi	2/2.0	917 (0%)	1mo	$387,500	$423	97
239 Beach City Rd #2113	0.04mi	2/2.0	917 (0%)	3mo	$385,000	$420	96
239 Beach City Rd #3211	0.11mi	2/2.0	917 (0%)	1mo	$250,000	$273	94
239 Beach City Rd #3237	0.11mi	2/2.0	917 (0%)	2mo	$286,000	$312	93
112 Union Cemetery Rd #313	1.31mi	2/2.0	951 (+4%)	2mo	$262,000	$275	57
156 Dillon Rd #227	0.52mi	2/2.5	1,120 (+22%)	0mo	$235,000	$210	48
155 Dillon Rd #2223	0.65mi	2/2.5	1,120 (+22%)	1mo	$164,000	$146	42
155 Dillon Rd #2420	0.65mi	2/2.5	1,120 (+22%)	2mo	$184,000	$164	41
112 Union Cemetery Rd #128	1.31mi	1/1.0 (-1)	801 (-13%)	0mo	$225,000	$281	35
112 Union Cemetery Rd #725	1.31mi	1/1.0 (-1)	712 (-22%)	0mo	$165,000	$232	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -37.6%
• Equity multiple: -0.16×
• Total profit: $-96,749
• Equity at exit: $44,433

10-year hold

• IRR: -88.1%
• Equity multiple: -0.98×
• Total profit: $-164,931
• Equity at exit: $25,766

Cash invested: $83,440 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 493
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,577 medium
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA: −$625
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-649

Break-even live

Break-even rent $3,398

Max offer price $204,096

Occupancy floor —

Sensitivity live

Price	-10% $-443	-5% $-546	+0% $-649	+5% $-752	+10% $-855
Rent	-10% $-852	-5% $-751	+0% $-649	+5% $-547	+10% $-445
Rate	-1.0pp $-499	-0.5pp $-573	base $-649	+0.5pp $-726	+1.0pp $-805

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: $74,500
• Closing costs: $8,940
• Club membership (one-time): —
• 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	70d	1	0.02mi
239 Beach City Rd #1120 Hilton Head Island, SC	2.0	2.0	917	$1,995	$2.18	93d	1	0.06mi
155 Dillon Rd Hilton Head Island, SC	2.0	2.0–2.5	1120	$2,050	$1.83	62d	1	0.64mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	62d	1	1.33mi

HOA detail $625/mo · $7,500/yr condo

• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-06
   days on market $298,000 Active 286 DOM
2. 2026-08-05
   days on market $298,000 Active 285 DOM
3. 2026-08-04
   days on market $298,000 Active 284 DOM
4. 2026-08-03
   days on market $298,000 Active 283 DOM
5. 2026-07-31
   days on market $298,000 Active 280 DOM
6. 2026-07-30
   days on market $298,000 Active 279 DOM
7. 2026-07-29
   days on market $298,000 Active 278 DOM
8. 2026-07-27
   days on market $298,000 Active 276 DOM
9. 2026-07-25
   days on market $298,000 Active 274 DOM
10. 2026-07-23
    days on market $298,000 Active 272 DOM
11. 2026-07-22
    days on market $298,000 Active 271 DOM
12. 2026-07-21
    days on market $298,000 Active 270 DOM
13. 2026-07-18
    days on market $298,000 Active 267 DOM
14. 2026-07-16
    days on market $298,000 Active 265 DOM
15. 2026-07-16
    days on market $298,000 Active 264 DOM
16. 2026-07-14
    days on market $298,000 Active 263 DOM
17. 2026-07-13
    days on market $298,000 Active 262 DOM
18. 2026-07-12
    days on market $298,000 Active 261 DOM
19. 2026-07-11
    days on market $298,000 Active 260 DOM
20. 2026-07-10
    days on market $298,000 Active 259 DOM
21. 2026-07-09
    days on market $298,000 Active 258 DOM
22. 2026-07-08
    days on market $298,000 Active 257 DOM
23. 2026-07-07
    days on market $298,000 Active 256 DOM
24. 2026-07-06
    days on market $298,000 Active 255 DOM
25. 2026-07-05
    days on market $298,000 Active 254 DOM
26. 2026-07-04
    days on market $298,000 Active 253 DOM
27. 2026-07-03
    days on market $298,000 Active 252 DOM
28. 2026-07-02
    days on market $298,000 Active 251 DOM
29. 2026-07-01
    days on market $298,000 Active 250 DOM
30. 2026-06-30
    days on market $298,000 Active 249 DOM
31. 2026-06-29
    days on market $298,000 Active 248 DOM
32. 2026-06-28
    days on market $298,000 Active 247 DOM
33. 2026-06-28
    days on market $298,000 Active 246 DOM
34. 2026-06-27
    days on market $298,000 Active 245 DOM
35. 2026-06-25
    days on market $298,000 Active 243 DOM
36. 2026-06-23
    days on market $298,000 Active 241 DOM
37. 2026-06-21
    days on market $298,000 Active 240 DOM
38. 2026-06-18
    days on market $298,000 Active 237 DOM
39. 2026-06-17
    days on market $298,000 Active 236 DOM
40. 2026-06-16
    days on market $298,000 Active 235 DOM
41. 2026-06-15
    days on market $298,000 Active 234 DOM
42. 2026-06-14
    days on market $298,000 Active 232 DOM
43. 2026-06-13
    days on market $298,000 Active 231 DOM
44. 2026-06-10
    days on market $298,000 Active 229 DOM
45. 2026-06-09
    days on market $298,000 Active 228 DOM
46. 2026-06-08
    days on market $298,000 Active 227 DOM
47. 2026-06-07
    days on market $298,000 Active 226 DOM
48. 2026-06-05
    days on market $298,000 Active 223 DOM
49. 2026-06-03
    days on market $298,000 Active 222 DOM
50. 2026-06-02
    days on market $298,000 Active 221 DOM

ⓘ 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: $30,918
• − Mortgage interest: −$16,693
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$7,500
• − Depreciation: −$8,669
• Taxable loss: −$12,850
• Est. tax savings @ 24.0%: +$3,084
• After-tax cash flow: $-4,703/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 Est. rehab $4,585–$13,755 screening

This fully updated 2-bedroom, 2-bath first-floor end villa is move-in ready and offers a peaceful setting near shopping and restaurants. The property is in good condition with minimal maintenance required.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating kitchen appliances — Modernizes the space and increases appeal ↑
• Both Upgrading bathroom fixtures — Improves functionality and aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Hilton Head Island Early Childhood Center Middle Hilton Head Island Middle F SC #90/229 Nat'l #6,708/14,009 High Hilton Head Island High A- SC #34/196 Nat'l #1,484/17,239

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

C Composite livability gradescore 64/100

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 · 211,915 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: 15% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+753.9% since first listed

13 events — show timeline

• 2026-03-30 Price Changed $298,000 RSMLS
• 2025-10-24 Listed $314,900 RSMLS
• 2025-04-24 Listed $349,900 RSMLS
• 2021-05-03 Sold (MLS) $245,000 RSMLS
• 2021-01-15 Listed $249,999 RSMLS
• 2019-09-13 Sold (MLS) $125,000 RSMLS
• 2019-07-31 Listed $129,900 RSMLS
• 2014-03-24 Sold (MLS) $81,500 RSMLS
• 2013-12-13 Listed $86,500 RSMLS
• 2012-05-16 Sold (MLS) $74,000 RSMLS
• 2011-12-29 Listed $79,000 RSMLS
• 2010-05-03 Sold (MLS) $38,000 RSMLS
• 2010-02-05 Listed $34,900 RSMLS