24 Club Bridge Rd · Beaufort, SC 29920

$119,000

2 bd · 2.0 ba · 1,288 sqft · Manufactured · 119 Days on market

Built 1996 0.34 ac lot $92/sqft · 44% below area Est $211k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special on St. Helena Island - Priced for Opportunity! Welcome to 24 Club Bridge, located on scenic St. Helena Island in coastal South Carolina. This 2-bedroom, 2-bath home offers approximately 1,288 square feet of potential and is perfect for investors, renovators, or buyers looking to build equity in a desirable Lowcountry location. This property is a fixer-upper being sold As Is, No Repairs, making it an excellent opportunity for those ready to bring their vision and improvements to life. With solid square footage, a functional layout, and strong rental demand in the surrounding area, this home is well-suited for a long-term rental, resale project, or personal getaway with value-add potential. Situated in a peaceful island setting known for its natural beauty, coastal culture, and proximity to Beaufort, this property presents a rare chance to invest in one of the region's most charming and steadily growing markets. Opportunities like this don't last -- schedule your showing and explore the possibilities today.

Key facts

• Long-term rental
• Resale project
• Value-add potential

Tags

• FIXER-UPPER
• LONG-TERM RENTAL
• RESALE PROJECT
• VALUE-ADD POTENTIAL
• PEACEFUL ISLAND SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 2.5% in Beaufort — 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 69/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, housing A; Watch: crime 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: 324 active listings in the ZIP; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $119k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.93% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.66%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (median comp): $210,782
• List price: $119,000
• Delta: -43.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 2.53×
• Total profit: $50,826
• Equity at exit: $17,743

10-year hold

• IRR: 42.7%
• Equity multiple: 5.04×
• Total profit: $134,452
• Equity at exit: $10,289

Cash invested: $33,320 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 324
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,101

Break-even live

Break-even rent $908

Max offer price $119,000

Occupancy floor 47%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $119,000 Active 119 DOM
2. 2026-06-17
   days on market $119,000 Active 118 DOM
3. 2026-06-16
   days on market $119,000 Active 117 DOM
4. 2026-06-15
   days on market $119,000 Active 116 DOM
5. 2026-06-14
   days on market $119,000 Active 114 DOM
6. 2026-06-13
   days on market $119,000 Active 113 DOM
7. 2026-06-10
   days on market $119,000 Active 111 DOM
8. 2026-06-09
   days on market $119,000 Active 110 DOM
9. 2026-06-08
   days on market $119,000 Active 109 DOM
10. 2026-06-07
    days on market $119,000 Active 108 DOM
11. 2026-06-05
    days on market $119,000 Active 105 DOM
12. 2026-06-03
    days on market $119,000 Active 104 DOM
13. 2026-06-02
    days on market $119,000 Active 103 DOM
14. 2026-06-01
    days on market $119,000 Active 102 DOM
15. 2026-05-31
    days on market $119,000 Active 101 DOM
16. 2026-04-17
    price $119,000 1044-char remark

    Show marketing remark (1044 chars)

    Investor Special on St. Helena Island - Priced for Opportunity! Welcome to 24 Club Bridge, located on scenic St. Helena Island in coastal South Carolina. This 2-bedroom, 2-bath home offers approximately 1,288 square feet of potential and is perfect for investors, renovators, or buyers looking to build equity in a desirable Lowcountry location. This property is a fixer-upper being sold As Is, No Repairs, making it an excellent opportunity for those ready to bring their vision and improvements to life. With solid square footage, a functional layout, and strong rental demand in the surrounding area, this home is well-suited for a long-term rental, resale project, or personal getaway with value-add potential. Situated in a peaceful island setting known for its natural beauty, coastal culture, and proximity to Beaufort, this property presents a rare chance to invest in one of the region's most charming and steadily growing markets. Opportunities like this don't last -- schedule your showing and explore the possibilities today.

17. 2026-03-19
    price $124,000 1044-char remark

    Show marketing remark (1044 chars)

    Investor Special on St. Helena Island - Priced for Opportunity! Welcome to 24 Club Bridge, located on scenic St. Helena Island in coastal South Carolina. This 2-bedroom, 2-bath home offers approximately 1,288 square feet of potential and is perfect for investors, renovators, or buyers looking to build equity in a desirable Lowcountry location. This property is a fixer-upper being sold As Is, No Repairs, making it an excellent opportunity for those ready to bring their vision and improvements to life. With solid square footage, a functional layout, and strong rental demand in the surrounding area, this home is well-suited for a long-term rental, resale project, or personal getaway with value-add potential. Situated in a peaceful island setting known for its natural beauty, coastal culture, and proximity to Beaufort, this property presents a rare chance to invest in one of the region's most charming and steadily growing markets. Opportunities like this don't last -- schedule your showing and explore the possibilities today.

18. 2026-02-18
    listed $129,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    Investor Special on St. Helena Island - Priced for Opportunity! Welcome to 24 Club Bridge, located on scenic St. Helena Island in coastal South Carolina. This 2-bedroom, 2-bath home offers approximately 1,288 square feet of potential and is perfect for investors, renovators, or buyers looking to build equity in a desirable Lowcountry location. This property is a fixer-upper being sold As Is, No Repairs, making it an excellent opportunity for those ready to bring their vision and improvements to life. With solid square footage, a functional layout, and strong rental demand in the surrounding area, this home is well-suited for a long-term rental, resale project, or personal getaway with value-add potential. Situated in a peaceful island setting known for its natural beauty, coastal culture, and proximity to Beaufort, this property presents a rare chance to invest in one of the region's most charming and steadily growing markets. Opportunities like this don't last -- schedule your showing and explore the possibilities today.

19. 2018-11-20
    soldstatus $46,000
20. 2018-11-19
    soldstatus $46,000 232-char remark

    Show marketing remark (232 chars)

    NICE 2 BEDROOM/2 BATH HOME LOCATED IN ST. HELENA. THIS HOME HAS HAD MANY UPGRADES AND IS READY FOR ITS NEW FAMILY. WHETHER THIS IS YOUR PERMANENT HOME OR A HOME AWAY FROM HOME CLOSE TO BEACHES AND FISHING, THIS IS THE PERFECT PLACE!

21. 2018-09-29
    listed $49,500 232-char remark

    Show marketing remark (232 chars)

    NICE 2 BEDROOM/2 BATH HOME LOCATED IN ST. HELENA. THIS HOME HAS HAD MANY UPGRADES AND IS READY FOR ITS NEW FAMILY. WHETHER THIS IS YOUR PERMANENT HOME OR A HOME AWAY FROM HOME CLOSE TO BEACHES AND FISHING, THIS IS THE PERFECT PLACE!

22. 2013-05-31
    soldstatus $25,000
23. 2012-12-04
    listed $31,900
24. 2002-05-31
    soldstatus $35,000
25. 1993-11-15
    soldstatus $7,900
26. 1991-01-28
    soldstatus $2,000

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$150/yr (+$13/mo · 28.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,629
• − Mortgage interest: −$6,666
• − Property taxes: −$528
• − Insurance: −$595
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$3,462
• Taxable income: $11,957
• Est. tax owed @ 24.0%: −$2,870
• After-tax cash flow: $10,345/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 — Beaufort

• Score: 69/100
• State rank: #76
• US rank: #8748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,992
• Population (ZIP): 9,918

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 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -48.29%
• Current HPI: 284.2064
• Rent YoY: —
• Metro: —
• 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

+5850.0% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $119,000 LRMLS
• 2026-03-19 Price Changed $124,000 LRMLS
• 2026-02-18 Listed $129,000 LRMLS
• 2018-11-20 Sold (Public Records) $46,000 Public Records
• 2018-11-19 Sold (MLS) $46,000 LRMLS
• 2018-09-29 Listed $49,500 LRMLS
• 2013-05-31 Sold (MLS) $25,000 LRMLS
• 2012-12-04 Listed $31,900 LRMLS
• 2002-05-31 Sold (Public Records) $35,000 Public Records
• 1993-11-15 Sold (Public Records) $7,900 Public Records
• 1991-01-28 Sold (Public Records) $2,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $528 · +1.5% YoY. Source: county tax records.