50 Yacht Cove Dr #327 · Hilton Head Island, SC 29928

$435,000

3 bd · 3.5 ba · 1,453 sqft · Condo public records · 63 Days on market

Built 1987 $299/sqft · at area comps Est $413k · 5% 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 +9.4/30.0
• Appreciation +6.6/10.0
• ARV discount +5.1/15.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome tο the trаnquil сοmmunity of Υаcht Cove! This is an idеаl location for those looking to embrace the island life in its entirety-allowing for quick access to any edge of the island in a matter of minutes. Conveniently located right next to hot spots like Shelter Cove and Palmetto Dunes, which offer unlimited entertainment options like dining, shopping, marina and beaches, just to name a few. Also benefit from access to the communities private pool! This Wyndemere Villa is a 3 bedroom, 3.5 bathroom, 2 story, on the top tier - so no one is above you! Enjoy the peaceful scenery of the lagoon and nature from the first or second floor decks. Admire the gorgeous Cambria quartz countertops and other recent improvements including : tile backsplash, all new stainless steel kitchen appliances, custom carpet stair runner and all new luxury vinyl plank flooring upstairs. First floor main bedroom and two additional bedrooms on the second floor are all ensuite with a laundry closet in the hallway. Whether you're looking for a get away destination or a full time home, this is a fabulous opportunity on Hilton Head Island!

Key facts

• Private pool
• Tile backsplash
• Parking

Tags

• QUICK ACCESS TO ISLAND
• PRIVATE POOL
• CAMBRIA QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• CUSTOM CARPET STAIR RUNNER
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $435k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (7.1% below list).
• Recommended offer: $404k (7.1% below list) — sets the bar for 1% rule.
• 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 rising (+3.2%/yr); 838 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $4,039/mo this rent would consume 50% of the median local household income ($98k/yr) (locally 216% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 63 days — a 6% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $403,941 (7.1% 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 63 days. Have you received any prior offers? Is the seller open to a 7% 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: 0.93% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.86
• GRM: 9.0

CMA / ARV

• ARV (median comp): $412,588
• List price: $435,000
• Delta: 5.43%
• 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: 5.5%
• Equity multiple: 1.32×
• Total profit: $38,877
• Equity at exit: $200,695

10-year hold

• IRR: 8.6%
• Equity multiple: 2.33×
• Total profit: $161,912
• 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: 9.0×

Monthly cashflow live

• Estimated rent: $4,039 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$530 /mo · $6,357/yr
• Insurance: −$181
• HOA est. from 3 same-building comps: −$507
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $-308

Break-even live

Break-even rent $4,429

Max offer price $380,582

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-185	+0% $-308	+5% $-431	+10% $-554
Rent	-10% $-627	-5% $-468	+0% $-308	+5% $-148	+10% $11
Rate	-1.0pp $-89	-0.5pp $-197	base $-308	+0.5pp $-421	+1.0pp $-535

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Bellhaven Way Hilton Head Island, SC	3.0	2.0	1700	$3,500	$2.06	14d	1	0.11mi
2 Jib Sail Ct Hilton Head Island, SC	3.0	2.5	1508	$3,600	$2.39	44d	1	0.15mi
10 Cobblestone Ct Hilton Head Island, SC	3.0	2.5	1600	$3,600	$2.25	44d	1	0.20mi
47 Shelter Cove Ln Hilton Head Island, SC	2.0	2.0	1564	$4,563	$2.92	14d	18	1.16mi
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	44d	1	1.49mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $435,000 Active 63 DOM
2. 2026-06-17
   days on market $435,000 Active 62 DOM
3. 2026-06-16
   days on market $435,000 Active 61 DOM
4. 2026-06-15
   days on market $435,000 Active 60 DOM
5. 2026-06-14
   days on market $435,000 Active 58 DOM
6. 2026-06-13
   days on market $435,000 Active 57 DOM
7. 2026-06-10
   days on market $435,000 Active 55 DOM
8. 2026-06-09
   days on market $435,000 Active 54 DOM
9. 2026-06-08
   days on market $435,000 Active 53 DOM
10. 2026-06-07
    days on market $435,000 Active 52 DOM
11. 2026-06-05
    days on market $435,000 Active 49 DOM
12. 2026-06-03
    days on market $435,000 Active 48 DOM
13. 2026-06-02
    days on market $435,000 Active 47 DOM
14. 2026-06-01
    days on market $435,000 Active 46 DOM
15. 2026-05-31
    days on market $435,000 Active 45 DOM
16. 2026-04-16
    listed $435,000 Active 1155-char remark

    Show marketing remark (1155 chars)

    Welcome tο the trаnquil сοmmunity of Υаcht Cove! This is an idеаl location for those looking to embrace the island life in its entirety-allowing for quick access to any edge of the island in a matter of minutes. Conveniently located right next to hot spots like Shelter Cove and Palmetto Dunes, which offer unlimited entertainment options like dining, shopping, marina and beaches, just to name a few. Also benefit from access to the communities private pool! This Wyndemere Villa is a 3 bedroom, 3.5 bathroom, 2 story, on the top tier - so no one is above you! Enjoy the peaceful scenery of the lagoon and nature from the first or second floor decks. Admire the gorgeous Cambria quartz countertops and other recent improvements including : tile backsplash, all new stainless steel kitchen appliances, custom carpet stair runner and all new luxury vinyl plank flooring upstairs. First floor main bedroom and two additional bedrooms on the second floor are all ensuite with a laundry closet in the hallway. Whether you're looking for a get away destination or a full time home, this is a fabulous opportunity on Hilton Head Island!

17. 2024-06-21
    soldstatus $410,000
18. 2024-06-18
    soldstatus $410,000 Closed 641-char remark

    Show marketing remark (641 chars)

    Welcome to Yacht Cove, a tranquil community centrally located on the island. This 3 bedroom, 3.5 bathroom villa on the third floor has been recently revived and is ready to be enjoyed! With views of the lagoon, the outdoor decks are perfect for your morning coffee. With attention to detail as the primary focus, some luxuries include stunning Cambria quartz countertops, tile flooring, newer HVAC / plumbing / electrical and a Rheem Marathon hot water heater. First floor main bedroom and two additional bedrooms on the second floor are all ensuites. Yacht Cove has a community pool and is near Shelter Cove's many restaurants and shopping.

19. 2024-06-14
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Welcome to Yacht Cove, a tranquil community centrally located on the island. This 3 bedroom, 3.5 bathroom villa on the third floor has been recently revived and is ready to be enjoyed! With views of the lagoon, the outdoor decks are perfect for your morning coffee. With attention to detail as the primary focus, some luxuries include stunning Cambria quartz countertops, tile flooring, newer HVAC / plumbing / electrical and a Rheem Marathon hot water heater. First floor main bedroom and two additional bedrooms on the second floor are all ensuites. Yacht Cove has a community pool and is near Shelter Cove's many restaurants and shopping.

20. 2024-05-17
    historical Active Under Contract 641-char remark

    Show marketing remark (641 chars)

    Welcome to Yacht Cove, a tranquil community centrally located on the island. This 3 bedroom, 3.5 bathroom villa on the third floor has been recently revived and is ready to be enjoyed! With views of the lagoon, the outdoor decks are perfect for your morning coffee. With attention to detail as the primary focus, some luxuries include stunning Cambria quartz countertops, tile flooring, newer HVAC / plumbing / electrical and a Rheem Marathon hot water heater. First floor main bedroom and two additional bedrooms on the second floor are all ensuites. Yacht Cove has a community pool and is near Shelter Cove's many restaurants and shopping.

21. 2024-03-26
    status Active 641-char remark

    Show marketing remark (641 chars)

    Welcome to Yacht Cove, a tranquil community centrally located on the island. This 3 bedroom, 3.5 bathroom villa on the third floor has been recently revived and is ready to be enjoyed! With views of the lagoon, the outdoor decks are perfect for your morning coffee. With attention to detail as the primary focus, some luxuries include stunning Cambria quartz countertops, tile flooring, newer HVAC / plumbing / electrical and a Rheem Marathon hot water heater. First floor main bedroom and two additional bedrooms on the second floor are all ensuites. Yacht Cove has a community pool and is near Shelter Cove's many restaurants and shopping.

22. 2024-03-22
    listed $425,000 641-char remark

    Show marketing remark (641 chars)

    Welcome to Yacht Cove, a tranquil community centrally located on the island. This 3 bedroom, 3.5 bathroom villa on the third floor has been recently revived and is ready to be enjoyed! With views of the lagoon, the outdoor decks are perfect for your morning coffee. With attention to detail as the primary focus, some luxuries include stunning Cambria quartz countertops, tile flooring, newer HVAC / plumbing / electrical and a Rheem Marathon hot water heater. First floor main bedroom and two additional bedrooms on the second floor are all ensuites. Yacht Cove has a community pool and is near Shelter Cove's many restaurants and shopping.

23. 1999-09-23
    soldstatus $89,000
24. 1988-09-01
    soldstatus $235,050

ⓘ 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: $6,357 · $530/mo
• Projected year-2 tax: $6,357 · $530/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: $48,473
• − Mortgage interest: −$24,367
• − Property taxes: −$6,357
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,878
• − Management: −$3,878
• − HOA: −$6,084
• − Depreciation: −$12,655
• Taxable loss: −$10,920
• Est. tax savings @ 24.0%: +$2,621
• After-tax cash flow: $-1,076/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

+85.1% since first listed

9 events — show timeline

• 2026-04-16 Listed $435,000 RSMLS
• 2024-06-21 Sold (Public Records) $410,000 Public Records
• 2024-06-18 Sold (MLS) $410,000 RSMLS
• 2024-06-14 Pending — RSMLS
• 2024-05-17 Contingent — RSMLS
• 2024-03-26 Relisted — RSMLS
• 2024-03-22 Listed $425,000 RSMLS
• 1999-09-23 Sold (Public Records) $89,000 Public Records
• 1988-09-01 Sold (Public Records) $235,050 Public Records

Property tax history

+52.3%/yr

Latest (2025): $6,357 · +132.3% YoY. Source: county tax records.