239 Beach City Rd #3237 · Hilton Head Island, SC 29926

$294,000

2 bd · 2.0 ba · 883 sqft · Condo public records · 167 Days on market

Built 1984

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking fοr a 2‐bed vіllа in Hiltοn Ηead under $300K with income pοtеntial and resort-style amenities? This remodeled 2024 villa at the quiet Spa at Port Royal earned over $40K in short-term rental income and offers the peaceful beach lifestyle many buyers crave. You'll love the coastal lifestyle with 2 outdoor pools, an indoor pool, hot tub, dry sauna, walking track, and fitness room. Spend your days on the beach, play on 3 tennis courts, relax in a hammock, or enjoy a BBQ at the grill stations. Built in 1985 but fully refreshed for today's comfort and style. Perfect for vacation rental investors, second-home seekers, or anyone dreaming of a low-maintenance isla

Key facts

• Hot tub
• Dry sauna
• Walking track

Tags

• RESORT-STYLE AMENITIES
• OUTDOOR POOLS
• INDOOR POOL
• HOT TUB
• DRY SAUNA
• WALKING TRACK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $294k.

Deal economics

• At list price, monthly cash flow is $-508 ($-6k/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 $263k (10.6% below list).
• Recommended offer: $259k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.2% 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 soft (-0.2%/yr); 400 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 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 167 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $250k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $258,720 (12.0% 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 167 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.89% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -33.7%
• Equity multiple: -0.06×
• Total profit: $-87,343
• Equity at exit: $43,836

10-year hold

• IRR: -73.1%
• Equity multiple: -0.77×
• Total profit: $-145,980
• Equity at exit: $25,420

Cash invested: $82,320 (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 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 400
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,542
• Tax from tax record: −$326 /mo · $3,911/yr
• Insurance: −$122
• HOA est. from 10 same-building comps: −$595
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-508

Break-even live

Break-even rent $3,272

Max offer price $204,195

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-425	+0% $-508	+5% $-592	+10% $-675
Rent	-10% $-716	-5% $-612	+0% $-508	+5% $-405	+10% $-301
Rate	-1.0pp $-360	-0.5pp $-434	base $-508	+0.5pp $-585	+1.0pp $-662

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: $73,500
• Closing costs: $8,820
• 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	23d	1	0.11mi
239 Beach City Rd #1120 Hilton Head Island, SC	2.0	2.0	917	$1,995	$2.18	45d	1	0.15mi
155 Dillon Rd Hilton Head Island, SC	2.0	2.0–2.5	1120	$2,050	$1.83	15d	1	0.56mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	15d	1	1.24mi

HOA detail condo

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

Listing history 23 events

1. 2026-04-27
   status Pending
2. 2026-02-06
   price $294,000
3. 2025-11-11
   listed $299,000 Active
4. 2025-04-01
   price $314,999
5. 2025-04-01
   price $314,999
6. 2024-12-20
   listed $324,999 Active
7. 2024-12-20
   listed $324,999 Active
8. 2023-12-13
   soldstatus $250,000 Closed
9. 2023-12-06
   soldstatus $250,000
10. 2023-11-27
    status Pending
11. 2023-11-20
    status Active
12. 2023-11-19
    listed $260,000
13. 2019-08-02
    soldstatus $115,000
14. 2019-07-31
    soldstatus $115,000
15. 2019-06-28
    listed $123,000
16. 2010-12-30
    soldstatus $49,000
17. 2010-12-29
    soldstatus $49,000
18. 2010-08-07
    listed $49,000
19. 2006-07-20
    soldstatus $180,000
20. 2006-07-14
    soldstatus $180,000
21. 2006-04-01
    listed $199,900
22. 2004-11-03
    soldstatus $60,000
23. 1986-09-01
    soldstatus $76,900

ⓘ 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: $3,911 · $326/mo
• Projected year-2 tax: $3,911 · $326/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: $31,547
• − Mortgage interest: −$16,469
• − Property taxes: −$3,911
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − HOA: −$7,140
• − Depreciation: −$8,553
• Taxable loss: −$11,043
• Est. tax savings @ 24.0%: +$2,650
• After-tax cash flow: $-3,450/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): 24,458
• Household income: $97,948
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 562.0

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 (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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+282.3% since first listed

23 events — show timeline

• 2026-04-27 Pending — RSMLS
• 2026-02-06 Price Changed $294,000 RSMLS
• 2025-11-11 Listed $299,000 RSMLS
• 2025-04-01 Price Changed $314,999 LRMLS
• 2025-04-01 Price Changed $314,999 RSMLS
• 2024-12-20 Listed $324,999 LRMLS
• 2024-12-20 Listed $324,999 RSMLS
• 2023-12-13 Sold (MLS) $250,000 RSMLS
• 2023-12-06 Sold (Public Records) $250,000 Public Records
• 2023-11-27 Pending — RSMLS
• 2023-11-20 Relisted — RSMLS
• 2023-11-19 Listed $260,000 RSMLS
• 2019-08-02 Sold (Public Records) $115,000 Public Records
• 2019-07-31 Sold (MLS) $115,000 RSMLS
• 2019-06-28 Listed $123,000 RSMLS
• 2010-12-30 Sold (Public Records) $49,000 Public Records
• 2010-12-29 Sold (MLS) $49,000 RSMLS
• 2010-08-07 Listed $49,000 RSMLS
• 2006-07-20 Sold (Public Records) $180,000 Public Records
• 2006-07-14 Sold (MLS) $180,000 RSMLS
• 2006-04-01 Listed $199,900 RSMLS
• 2004-11-03 Sold (Public Records) $60,000 Public Records
• 1986-09-01 Sold (Public Records) $76,900 Public Records

Property tax history

+16.9%/yr

Latest (2025): $3,911 · +1.4% YoY. Source: county tax records.