122 Bonaire Cir S · Shell Point, SC 29906

$249,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 29 Days on market

Built 2005 0.62 ac lot

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL 3 BEDROOM/2 BATH, 1,568 SQ FT MOBILE HOME ON .6222 ACRE (2 LOTS) WITH MANY EXTRAS. This Home has a Great Open Floor Plan, Fireplace, Handicape Ramp, Front & Back Porches plus a Back Deck, a Shed & a RV Open Shed with the whole property Fenced with 2 entrances. Only minutes from the beach, shopping, golf & entertainment of Historic Beaufort. Come Enjoy our Southern Hospitality, Climate & Many Traditions.

Key facts

• 0.62 acre lot
• Parking
• Built 2005

Property features AI

Exterior

• Parking: No attached garage
• Utilities: Electric service; Central heating and cooling
• Home design: Single-family residence (vinyl siding); Composition roof
• Construction: Vinyl siding; Composition roof
• Exterior features: Storage; Residential zoning

Interior

• Kitchen: Dishwasher
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating; Central air conditioning
• Interior features: Ceiling fan(s); Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $221k (11.4% below list).
• Recommended offer: $221k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#74 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute 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 fast (+6.6%/yr); 206 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/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 $7k 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 29 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 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 $155k; list at $249k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,673 (11.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-16,866
• Equity at exit: $37,127

10-year hold

• IRR: 6.9%
• Equity multiple: 1.59×
• Total profit: $41,126
• Equity at exit: $21,529

Cash invested: $69,720 (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 29906

• Home prices YoY: -25.7%
• Rents YoY: 6.6%
• Active inventory: 206
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $241

Break-even live

Break-even rent $1,902

Max offer price $249,000

Occupancy floor 84%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Shell Creek Dr Beaufort, SC	1.0–3.0	1.0–2.0	990	$2,131	$2.15	14d	9	0.38mi
525 Candida Dr Beaufort, SC	3.0	2.5	1296	$2,100	$1.62	14d	1	0.46mi
204 Admiration Ave Beaufort, SC	2.0	2.5	1268	$1,850	$1.46	21d	1	0.48mi
32 Grober Hill Rd Beaufort, SC	1.0–3.0	1.0–2.0	1012	$2,165	$2.14	14d	141	0.49mi
391 Dante Cir Unit 391 Beaufort, SC	4.0	3.0	1630	$2,395	$1.47	44d	1	0.62mi
7005 Magnolia St Beaufort, SC	3.0	2.0	1650	$2,300	$1.39	44d	1	0.65mi
379 Dante Cir Beaufort, SC	3.0	2.5	1604	$2,300	$1.43	44d	1	0.65mi
313 Dante Cir Beaufort, SC	2.0	2.5	1231	$2,400	$1.95	44d	1	0.67mi
332 Dante Cir Beaufort, SC	2.0	2.5	1631	$2,100	$1.29	21d	1	0.69mi
355 Dante Cir Unit 355 Beaufort, SC	3.0	2.5	1640	$2,250	$1.37	44d	1	0.70mi
100 Pinckney Marsh Ln Beaufort, SC	1.0–3.0	1.0–2.0	1307	$2,360	$1.81	14d	35	1.16mi
337 S Carolina 128 Beaufort, SC	1.0–2.0	1.0–2.0	994	$1,859	$1.87	14d	32	1.30mi
297 Midtown Dr Beaufort, SC	2.0–3.0	1.0–2.0	1250	$1,656	$1.32	21d	1	1.34mi
123 Integra Wharf Dr Beaufort, SC	1.0–3.0	1.0–2.0	1095	$2,148	$1.96	14d	13	1.38mi

Listing history 23 events

1. 2026-06-18
   days on market $249,000 Active 29 DOM
2. 2026-06-17
   days on market $249,000 Active 28 DOM
3. 2026-06-16
   days on market $249,000 Active 27 DOM
4. 2026-06-15
   days on market $249,000 Active 26 DOM
5. 2026-06-14
   days on market $249,000 Active 24 DOM
6. 2026-06-13
   days on market $249,000 Active 23 DOM
7. 2026-06-10
   days on market $249,000 Active 21 DOM
8. 2026-06-09
   statusdays on market $249,000 Active 20 DOM
9. 2026-06-08
   days on market $249,000 Under Contract - Take Backup 19 DOM
10. 2026-06-07
    days on market $249,000 Under Contract - Take Backup 18 DOM
11. 2026-06-05
    days on market $249,000 Under Contract - Take Backup 15 DOM
12. 2026-06-03
    days on market $249,000 Under Contract - Take Backup 14 DOM
13. 2026-06-02
    days on market $249,000 Under Contract - Take Backup 13 DOM
14. 2026-06-01
    days on market $249,000 Under Contract - Take Backup 12 DOM
15. 2026-05-31
    days on market $249,000 Under Contract - Take Backup 11 DOM
16. 2026-05-30
    days on market $249,000 Under Contract - Take Backup 10 DOM
17. 2026-05-20
    listed $249,000 Active
18. 2021-04-21
    soldstatus $155,000 435-char remark

    Show marketing remark (441 chars)

    WONDERFUL 3 BEDROOM/2 BATH, 1,568 SQ FT MOBILE HOME ON . 6222 ACRE (2 LOTS) WITH MANY EXTRAS. This Home has a Great Open Floor Plan, Fireplace, Handicape Ramp, Front & Back Porches plus a Back Deck, a Shed & a RV Open Shed with the whole property Fenced with 2 entrances. Only minutes from the beach, shopping, golf & entertainment of Historic Beaufort. Come Enjoy our Southern Hospitality, Climate & Many Traditions.

19. 2021-04-21
    soldstatus $155,000 441-char remark

    Show marketing remark (441 chars)

    WONDERFUL 3 BEDROOM/2 BATH, 1,568 SQ FT MOBILE HOME ON . 6222 ACRE (2 LOTS) WITH MANY EXTRAS. This Home has a Great Open Floor Plan, Fireplace, Handicape Ramp, Front & Back Porches plus a Back Deck, a Shed & a RV Open Shed with the whole property Fenced with 2 entrances. Only minutes from the beach, shopping, golf & entertainment of Historic Beaufort. Come Enjoy our Southern Hospitality, Climate & Many Traditions.

20. 2021-04-21
    soldstatus $155,000

    Show marketing remark (441 chars)

    WONDERFUL 3 BEDROOM/2 BATH, 1,568 SQ FT MOBILE HOME ON . 6222 ACRE (2 LOTS) WITH MANY EXTRAS. This Home has a Great Open Floor Plan, Fireplace, Handicape Ramp, Front & Back Porches plus a Back Deck, a Shed & a RV Open Shed with the whole property Fenced with 2 entrances. Only minutes from the beach, shopping, golf & entertainment of Historic Beaufort. Come Enjoy our Southern Hospitality, Climate & Many Traditions.

21. 2021-02-03
    listed $159,900 435-char remark

    Show marketing remark (441 chars)

    WONDERFUL 3 BEDROOM/2 BATH, 1,568 SQ FT MOBILE HOME ON . 6222 ACRE (2 LOTS) WITH MANY EXTRAS. This Home has a Great Open Floor Plan, Fireplace, Handicape Ramp, Front & Back Porches plus a Back Deck, a Shed & a RV Open Shed with the whole property Fenced with 2 entrances. Only minutes from the beach, shopping, golf & entertainment of Historic Beaufort. Come Enjoy our Southern Hospitality, Climate & Many Traditions.

22. 2021-02-03
    listed $159,900 441-char remark

    Show marketing remark (441 chars)

    WONDERFUL 3 BEDROOM/2 BATH, 1,568 SQ FT MOBILE HOME ON . 6222 ACRE (2 LOTS) WITH MANY EXTRAS. This Home has a Great Open Floor Plan, Fireplace, Handicape Ramp, Front & Back Porches plus a Back Deck, a Shed & a RV Open Shed with the whole property Fenced with 2 entrances. Only minutes from the beach, shopping, golf & entertainment of Historic Beaufort. Come Enjoy our Southern Hospitality, Climate & Many Traditions.

23. 1984-10-01
    soldstatus $7,000

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$301/yr (+$25/mo · 26.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,481
• − Mortgage interest: −$13,948
• − Property taxes: −$1,118
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$7,244
• Taxable loss: −$1,311
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $3,202/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 — Shell Point

• Score: 69/100
• State rank: #74
• US rank: #8679

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shell Point, SC
• County: Beaufort County · 163,770 people
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 25,342
• Household income: $68,174
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 1103.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Black 33% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9%

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: ▼ -92.59%
• Current HPI: 268.0161
• Rent YoY: ▲ 6.59%
• 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

+3457.1% since first listed

7 events — show timeline

• 2026-05-20 Listed $249,000 LRMLS
• 2021-04-21 Sold (Public Records) $155,000 Public Records
• 2021-04-21 Sold (MLS) $155,000 RSMLS
• 2021-04-21 Sold (MLS) $155,000 LRMLS
• 2021-02-03 Listed $159,900 RSMLS
• 2021-02-03 Listed $159,900 LRMLS
• 1984-10-01 Sold (Public Records) $7,000 Public Records

Property tax history

+30.1%/yr

Latest (2025): $1,118 · +0.0% YoY. Source: county tax records.