11 Tanglewood Dr #2 · Hilton Head Island, SC 29928

$485,000

2 bd · 1.5 ba · 1,036 sqft · Condo public records · 57 Days on market

Built 1974 $468/sqft · 10% above area Est $494k · at est.

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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 +8.3/15.0
• Appreciation +6.6/10.0
• Cash flow +6.1/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Beautifullу sіtuatеd іn a quiet сοrner of the island, this charmіng vіlla offers the perfect blend of comfort, privacy, and convenience. Featuring two spacious bedrooms and one and a half baths, the villa provides ample room for relaxing and entertaining. Enjoy outdoor living on the inviting front patio or the beautiful brick patio, which backs up to serene woods, perfect for morning coffee or evening gatherings. Located just moments from Coligny Plaza's vibrant shopping and dining, Lowcountry Celebration Park, and the famous Coligny Beach, you'll be close to the best of island living. This pet-friendly villa is currently on the short-term rental market, offering excellent income potential for investors or a flexible vacation retreat. With one of the lowest monthly regime fees on the island-including insurance, this property is both an exceptional value and a rare find. Perfect for those seeking a peaceful getaway or a strong rental performer near Hilton Head's most beloved amenities.

Key facts

• Front patio
• Brick patio
• Backs up to woods

Tags

• OUTDOOR LIVING
• FRONT PATIO
• BRICK PATIO
• BACKS UP TO WOODS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $485k.

Deal economics

• At list price, monthly cash flow is $-900 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $408k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (27.3% below list).
• Recommended offer: $353k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 43% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($3k loan paydown + $16k 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 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $352,790 (27.3% 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 57 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 0.73% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 11.5

CMA / ARV

• ARV (median comp): $494,165
• List price: $485,000
• Delta: -1.85%
• 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: 1.0%
• Equity multiple: 1.06×
• Total profit: $7,558
• Equity at exit: $223,763

10-year hold

• IRR: 4.8%
• Equity multiple: 1.75×
• Total profit: $102,227
• Equity at exit: $349,333

Cash invested: $135,800 (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: 11.5×

Monthly cashflow live

• Estimated rent: $3,528 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$477 /mo · $5,725/yr
• Insurance: −$202
• HOA est. from 1 same-building comp: −$464
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $-900

Break-even live

Break-even rent $4,667

Max offer price $326,099

Occupancy floor —

Sensitivity live

Price	-10% $-625	-5% $-762	+0% $-900	+5% $-1,037	+10% $-1,174
Rent	-10% $-1,178	-5% $-1,039	+0% $-900	+5% $-760	+10% $-621
Rate	-1.0pp $-655	-0.5pp $-776	base $-900	+0.5pp $-1,025	+1.0pp $-1,153

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	14d	1	0.21mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	14d	1	0.22mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	14d	1	0.28mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	21d	1	0.45mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	14d	1	0.50mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	14d	1	0.93mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-18
   days on market $485,000 Active 57 DOM
2. 2026-06-17
   days on market $485,000 Active 56 DOM
3. 2026-06-16
   days on market $485,000 Active 55 DOM
4. 2026-06-15
   days on market $485,000 Active 54 DOM
5. 2026-06-14
   days on market $485,000 Active 52 DOM
6. 2026-06-13
   days on market $485,000 Active 51 DOM
7. 2026-06-10
   days on market $485,000 Active 49 DOM
8. 2026-06-09
   days on market $485,000 Active 48 DOM
9. 2026-06-08
   days on market $485,000 Active 47 DOM
10. 2026-06-07
    days on market $485,000 Active 46 DOM
11. 2026-06-05
    days on market $485,000 Active 43 DOM
12. 2026-06-03
    days on market $485,000 Active 42 DOM
13. 2026-06-02
    days on market $485,000 Active 41 DOM
14. 2026-06-01
    days on market $485,000 Active 40 DOM
15. 2026-05-31
    days on market $485,000 Active 39 DOM
16. 2026-04-22
    listed $485,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Beautifullу sіtuatеd іn a quiet сοrner of the island, this charmіng vіlla offers the perfect blend of comfort, privacy, and convenience. Featuring two spacious bedrooms and one and a half baths, the villa provides ample room for relaxing and entertaining. Enjoy outdoor living on the inviting front patio or the beautiful brick patio, which backs up to serene woods, perfect for morning coffee or evening gatherings. Located just moments from Coligny Plaza's vibrant shopping and dining, Lowcountry Celebration Park, and the famous Coligny Beach, you'll be close to the best of island living. This pet-friendly villa is currently on the short-term rental market, offering excellent income potential for investors or a flexible vacation retreat. With one of the lowest monthly regime fees on the island-including insurance, this property is both an exceptional value and a rare find. Perfect for those seeking a peaceful getaway or a strong rental performer near Hilton Head's most beloved amenities.

17. 2025-10-01
    status Active
18. 2025-08-29
    status Pending
19. 2025-05-22
    status Active
20. 2025-05-22
    price $495,900
21. 2025-05-20
    historical
22. 2025-03-04
    listed $499,500 Active
23. 2023-06-20
    soldstatus $450,000
24. 2023-06-09
    soldstatus $450,000 Closed
25. 2023-05-22
    status Pending
26. 2023-05-17
    listed $450,000 Active
27. 2019-06-17
    soldstatus $243,000
28. 2019-03-18
    listed $254,900
29. 2000-07-12
    soldstatus $131,000
30. 1999-01-21
    soldstatus $97,500
31. 1994-09-27
    soldstatus $73,500

ⓘ 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: $5,725 · $477/mo
• Projected year-2 tax: $5,725 · $477/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: $42,335
• − Mortgage interest: −$27,168
• − Property taxes: −$5,725
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,387
• − Management: −$3,387
• − HOA: −$5,568
• − Depreciation: −$14,109
• Taxable loss: −$19,433
• Est. tax savings @ 24.0%: +$4,664
• After-tax cash flow: $-6,130/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

+559.9% since first listed

16 events — show timeline

• 2026-04-22 Listed $485,000 RSMLS
• 2025-10-01 Relisted — RSMLS
• 2025-08-29 Pending — RSMLS
• 2025-05-22 Relisted — RSMLS
• 2025-05-22 Price Changed $495,900 RSMLS
• 2025-05-20 Delisted — RSMLS
• 2025-03-04 Listed $499,500 RSMLS
• 2023-06-20 Sold (Public Records) $450,000 Public Records
• 2023-06-09 Sold (MLS) $450,000 RSMLS
• 2023-05-22 Pending — RSMLS
• 2023-05-17 Listed $450,000 RSMLS
• 2019-06-17 Sold (MLS) $243,000 RSMLS
• 2019-03-18 Listed $254,900 RSMLS
• 2000-07-12 Sold (Public Records) $131,000 Public Records
• 1999-01-21 Sold (Public Records) $97,500 Public Records
• 1994-09-27 Sold (Public Records) $73,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $5,725 · +1.1% YoY. Source: county tax records.