70 Paddle Boat Ln Unit 303D · Hilton Head Island, SC 29928

$382,000

2 bd · 2.0 ba · 1,240 sqft · Condo public records · 227 Days on market

Built 1982 $308/sqft · 11% above area Est $344k · 11% over

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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).

• Appreciation +6.6/10.0
• Cash flow +4.5/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Enjoy ѕtunning mаrsh аnd Βroad Creеk vіews from this beautifully maіntаined villa in Palmetto Bay. Offering 1,240 SF of bright, open living space, this fully furnished condo has been exceptionally cared for and features smooth ceilings, a spacious kitchen with modern appliances, and a private balcony for Lowcountry sunsets. Recent upgrades include a new HVAC system and brand-new exterior railings that refreshed the balconies and enhanced the coastal charm. Steps from some of Hilton Head's best restaurants and bars, a short drive or bike to the beach, with easy access on and off the island, this villa offers resort-style amenities and effortless ownership, perfect for a full-time home or vacation getaway.

Key facts

• Marsh views
• Private balcony
• Broad creek views

Tags

• MARSH VIEWS
• BROAD CREEK VIEWS
• PRIVATE BALCONY
• NEW HVAC SYSTEM
• NEW EXTERIOR RAILINGS
• RESORT-STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $382k.

Deal economics

• At list price, monthly cash flow is $-981 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (19.5% below list).
• Recommended offer: $308k (19.5% below list) — sets the bar for 1% rule.

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 rising (+3.2%/yr); 846 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 38% 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 $15k of equity ($3k loan paydown + $12k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($336k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $307,685 (19.5% 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 227 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 3.21%
• Cash-on-cash: -11.01%
• DSCR: 0.51
• GRM: 10.3

CMA / ARV

• ARV (median comp): $344,038
• List price: $382,000
• Delta: 11.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.90×
• Total profit: $-11,046
• Equity at exit: $176,242

10-year hold

• IRR: 2.6%
• Equity multiple: 1.42×
• Total profit: $44,901
• Equity at exit: $275,145

Cash invested: $106,960 (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: 846
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,077 medium
• Mortgage (P&I): −$2,003
• Tax from tax record: −$451 /mo · $5,409/yr
• Insurance: −$159
• HOA est. from 1 same-building comp: −$799
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-981

Break-even live

Break-even rent $4,319

Max offer price $208,625

Occupancy floor —

Sensitivity live

Price	-10% $-765	-5% $-873	+0% $-981	+5% $-1,090	+10% $-1,198
Rent	-10% $-1,225	-5% $-1,103	+0% $-981	+5% $-860	+10% $-738
Rate	-1.0pp $-789	-0.5pp $-884	base $-981	+0.5pp $-1,080	+1.0pp $-1,181

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: $95,500
• Closing costs: $11,460
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	15d	1	0.91mi
380 Marshland Rd Hilton Head Island, SC	1.0–2.0	1.0–2.0	919	$2,200	$2.39	45d	2	1.06mi

HOA detail condo

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

Listing history 47 events

1. 2026-06-21
   days on market $382,000 Active 227 DOM
2. 2026-06-18
   days on market $382,000 Active 224 DOM
3. 2026-06-17
   days on market $382,000 Active 223 DOM
4. 2026-06-16
   days on market $382,000 Active 222 DOM
5. 2026-06-15
   days on market $382,000 Active 221 DOM
6. 2026-06-14
   days on market $382,000 Active 219 DOM
7. 2026-06-13
   days on market $382,000 Active 218 DOM
8. 2026-06-10
   days on market $382,000 Active 216 DOM
9. 2026-06-09
   days on market $382,000 Active 215 DOM
10. 2026-06-08
    days on market $382,000 Active 214 DOM
11. 2026-06-07
    days on market $382,000 Active 213 DOM
12. 2026-06-05
    days on market $382,000 Active 210 DOM
13. 2026-06-03
    days on market $382,000 Active 209 DOM
14. 2026-06-02
    days on market $382,000 Active 208 DOM
15. 2026-06-01
    days on market $382,000 Active 207 DOM
16. 2026-05-31
    days on market $382,000 Active 206 DOM
17. 2026-03-27
    price $382,000 718-char remark

    Show marketing remark (713 chars)

    Enjoy stunning marsh and Broad Creek views from this beautifully maintained villa in Palmetto Bay. Offering 1,240 SF of bright, open living space, this fully furnished condo has been exceptionally cared for and features smooth ceilings, a spacious kitchen with modern appliances, and a private balcony for Lowcountry sunsets. Recent upgrades include a new HVAC system and brand-new exterior railings that refreshed the balconies and enhanced the coastal charm. Steps from some of Hilton Head's best restaurants and bars, a short drive or bike to the beach, with easy access on and off the island, this villa offers resort-style amenities and effortless ownership, perfect for a full-time home or vacation getaway.

18. 2026-03-27
    price $382,000 713-char remark

    Show marketing remark (713 chars)

    Enjoy stunning marsh and Broad Creek views from this beautifully maintained villa in Palmetto Bay. Offering 1,240 SF of bright, open living space, this fully furnished condo has been exceptionally cared for and features smooth ceilings, a spacious kitchen with modern appliances, and a private balcony for Lowcountry sunsets. Recent upgrades include a new HVAC system and brand-new exterior railings that refreshed the balconies and enhanced the coastal charm. Steps from some of Hilton Head's best restaurants and bars, a short drive or bike to the beach, with easy access on and off the island, this villa offers resort-style amenities and effortless ownership, perfect for a full-time home or vacation getaway.

19. 2025-11-06
    listed $385,000 Active 718-char remark

    Show marketing remark (713 chars)

    Enjoy stunning marsh and Broad Creek views from this beautifully maintained villa in Palmetto Bay. Offering 1,240 SF of bright, open living space, this fully furnished condo has been exceptionally cared for and features smooth ceilings, a spacious kitchen with modern appliances, and a private balcony for Lowcountry sunsets. Recent upgrades include a new HVAC system and brand-new exterior railings that refreshed the balconies and enhanced the coastal charm. Steps from some of Hilton Head's best restaurants and bars, a short drive or bike to the beach, with easy access on and off the island, this villa offers resort-style amenities and effortless ownership, perfect for a full-time home or vacation getaway.

20. 2025-11-06
    listed $385,000 Active 713-char remark

    Show marketing remark (713 chars)

    Enjoy stunning marsh and Broad Creek views from this beautifully maintained villa in Palmetto Bay. Offering 1,240 SF of bright, open living space, this fully furnished condo has been exceptionally cared for and features smooth ceilings, a spacious kitchen with modern appliances, and a private balcony for Lowcountry sunsets. Recent upgrades include a new HVAC system and brand-new exterior railings that refreshed the balconies and enhanced the coastal charm. Steps from some of Hilton Head's best restaurants and bars, a short drive or bike to the beach, with easy access on and off the island, this villa offers resort-style amenities and effortless ownership, perfect for a full-time home or vacation getaway.

21. 2024-07-22
    soldstatus $361,500
22. 2024-07-19
    soldstatus $361,500 Closed
23. 2024-07-12
    status Pending
24. 2024-06-14
    historical Active Under Contract
25. 2024-06-12
    price $369,000
26. 2024-05-27
    price $374,800
27. 2024-05-06
    price $379,000
28. 2024-04-23
    price $384,900
29. 2024-04-08
    price $392,000
30. 2024-03-27
    price $408,900
31. 2024-03-17
    status Active
32. 2024-03-13
    listed $414,900
33. 2023-10-30
    price $409,900
34. 2023-10-02
    price $425,000
35. 2023-10-02
    price $437,900
36. 2023-09-02
    price $450,000
37. 2023-08-17
    status Active
38. 2023-07-10
    status Active
39. 2023-06-22
    price $479,000
40. 2023-06-20
    listed $450,000
41. 2022-03-23
    soldstatus $339,000
42. 2011-10-25
    soldstatus $107,397
43. 2011-06-28
    listed $107,397
44. 2005-05-31
    soldstatus $279,000
45. 2000-06-27
    soldstatus $126,000
46. 2000-02-21
    soldstatus $126,000
47. 1982-07-01
    soldstatus $143,500

ⓘ 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: $5,409 · $451/mo
• Projected year-2 tax: $5,409 · $451/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: $36,922
• − Mortgage interest: −$21,398
• − Property taxes: −$5,409
• − Insurance: −$1,910
• − Repairs & maintenance: −$2,954
• − Management: −$2,954
• − HOA: −$9,588
• − Depreciation: −$11,113
• Taxable loss: −$18,403
• Est. tax savings @ 24.0%: +$4,417
• After-tax cash flow: $-7,361/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

+166.2% since first listed

31 events — show timeline

• 2026-03-27 Price Changed $382,000 RSMLS
• 2026-03-27 Price Changed $382,000 LRMLS
• 2025-11-06 Listed $385,000 RSMLS
• 2025-11-06 Listed $385,000 LRMLS
• 2024-07-22 Sold (Public Records) $361,500 Public Records
• 2024-07-19 Sold (MLS) $361,500 RSMLS
• 2024-07-12 Pending — RSMLS
• 2024-06-14 Contingent — RSMLS
• 2024-06-12 Price Changed $369,000 RSMLS
• 2024-05-27 Price Changed $374,800 RSMLS
• 2024-05-06 Price Changed $379,000 RSMLS
• 2024-04-23 Price Changed $384,900 RSMLS
• 2024-04-08 Price Changed $392,000 RSMLS
• 2024-03-27 Price Changed $408,900 RSMLS
• 2024-03-17 Relisted — RSMLS
• 2024-03-13 Listed $414,900 RSMLS
• 2023-10-30 Price Changed $409,900 RSMLS
• 2023-10-02 Price Changed $425,000 RSMLS
• 2023-10-02 Price Changed $437,900 RSMLS
• 2023-09-02 Price Changed $450,000 RSMLS
• 2023-08-17 Relisted — RSMLS
• 2023-07-10 Relisted — RSMLS
• 2023-06-22 Price Changed $479,000 RSMLS
• 2023-06-20 Listed $450,000 RSMLS
• 2022-03-23 Sold (Public Records) $339,000 Public Records
• 2011-10-25 Sold (MLS) $107,397 LRMLS
• 2011-06-28 Listed $107,397 LRMLS
• 2005-05-31 Sold (Public Records) $279,000 Public Records
• 2000-06-27 Sold (Public Records) $126,000 Public Records
• 2000-02-21 Sold (Public Records) $126,000 Public Records
• 1982-07-01 Sold (Public Records) $143,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $5,409 · +11.9% YoY. Source: county tax records.