141 Lamotte Dr Unit C7 · Hilton Head Island, SC 29926

$269,500

2 bd · 2.0 ba · 985 sqft · Condo public records · 51 Days on market

Built 1983 $274/sqft · at area comps Est $261k · at est.

---

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 +14.4/30.0
• ARV discount +6.0/15.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding 2 BR/2 BA in great location. This 2nd floor flat is on the back side of the building away from the parking lot and has wooded views with a glimpse of the golf course. Completely updated only 2 years ago with new cabinets, stainless appliances, granite counters, upgraded bathrooms and wood floors. Master Bedroom has 2 large closets. New roof in 2017. This villa is a must see!

Key facts

• Community pool
• Built 1983
• Listed 51 days

Property features AI

Finance

• Other: Pets allowed (dogs OK with size limits and restrictions)
• HOA & community: Association-managed community; Clubhouse; Fitness center; Pool; Tennis courts; Association fees cover association management, common areas, insurance, grounds maintenance, structure maintenance, pest control, and trash

Exterior

• Parking: Unassigned parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Wood siding construction
• Construction: Wood siding
• Exterior features: Balcony; Front porch; Rear porch; Free-form community pool; Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Self-cleaning oven; Warming drawer; Refrigerator; Freezer
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Furnished; Ceiling fan(s); Multiple closets; Entrance foyer; Pantry; Eat-in kitchen; Screened windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $259k (3.8% below list).
• Recommended offer: $259k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $8k 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 51 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $143k; list at $270k implies a 88% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,392 (3.8% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (median comp): $260,560
• List price: $269,500
• Delta: 3.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-47,549
• Equity at exit: $40,183

10-year hold

• IRR: -19.0%
• Equity multiple: 0.13×
• Total profit: $-65,657
• Equity at exit: $23,301

Cash invested: $75,460 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,594 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$112
• HOA est. from 5 same-building comps: −$385
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $57

Break-even live

Break-even rent $2,522

Max offer price $269,500

Occupancy floor 93%

Sensitivity live

Price	-10% $209	-5% $133	+0% $57	+5% $-20	+10% $-96
Rent	-10% $-148	-5% $-46	+0% $57	+5% $159	+10% $262
Rate	-1.0pp $192	-0.5pp $125	base $57	+0.5pp $-13	+1.0pp $-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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$2,902	$2.47	15d	9	1.01mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	23d	2	1.16mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	15d	2	1.16mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	45d	1	1.19mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	15d	1	1.32mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-21
   days on market $269,500 Active 51 DOM
2. 2026-06-18
   days on market $269,500 Active 48 DOM
3. 2026-06-17
   days on market $269,500 Active 47 DOM
4. 2026-06-16
   days on market $269,500 Active 46 DOM
5. 2026-06-15
   days on market $269,500 Active 45 DOM
6. 2026-06-14
   days on market $269,500 Active 43 DOM
7. 2026-06-13
   days on market $269,500 Active 42 DOM
8. 2026-06-10
   days on market $269,500 Active 40 DOM
9. 2026-06-09
   days on market $269,500 Active 39 DOM
10. 2026-06-08
    days on market $269,500 Active 38 DOM
11. 2026-06-07
    days on market $269,500 Active 37 DOM
12. 2026-06-05
    days on market $269,500 Active 34 DOM
13. 2026-06-03
    days on market $269,500 Active 33 DOM
14. 2026-06-02
    days on market $269,500 Active 32 DOM
15. 2026-06-01
    days on market $269,500 Active 31 DOM
16. 2026-05-31
    days on market $269,500 Active 30 DOM
17. 2026-05-01
    listed $269,500 Active 167-char remark
18. 2018-04-02
    soldstatus $143,000
19. 2018-03-23
    soldstatus $143,000 389-char remark

    Show marketing remark (389 chars)

    Outstanding 2 BR/2 BA in great location. This 2nd floor flat is on the back side of the building away from the parking lot and has wooded views with a glimpse of the golf course. Completely updated only 2 years ago with new cabinets, stainless appliances, granite counters, upgraded bathrooms and wood floors. Master Bedroom has 2 large closets. New roof in 2017. This villa is a must see!

20. 2018-02-08
    listed $145,000 389-char remark

    Show marketing remark (389 chars)

    Outstanding 2 BR/2 BA in great location. This 2nd floor flat is on the back side of the building away from the parking lot and has wooded views with a glimpse of the golf course. Completely updated only 2 years ago with new cabinets, stainless appliances, granite counters, upgraded bathrooms and wood floors. Master Bedroom has 2 large closets. New roof in 2017. This villa is a must see!

21. 2015-10-27
    soldstatus $115,000
22. 2015-10-23
    soldstatus $115,000

    Show marketing remark (562 chars)

    Great value for this Hilton Head villa located mid-Island. This 2 bedroom, 2 bath, second floor unit has wood floors in the Great Room area. The living area has a slider that goes out onto the balcony which overlooks a partially wooded area. Nice dining area nook and fully equipped kitchen with pantry. The bedrooms are split - master with full bath and two spacious closets. 2nd bedroom w/ walk-in closet, adjacent to full bath. Granite countertops and tile floors in baths. Ceiling fans throughout, washer/dryer closet. Pool and tennis amenities. Great price.

23. 2015-09-14
    listed $119,000

    Show marketing remark (562 chars)

    Great value for this Hilton Head villa located mid-Island. This 2 bedroom, 2 bath, second floor unit has wood floors in the Great Room area. The living area has a slider that goes out onto the balcony which overlooks a partially wooded area. Nice dining area nook and fully equipped kitchen with pantry. The bedrooms are split - master with full bath and two spacious closets. 2nd bedroom w/ walk-in closet, adjacent to full bath. Granite countertops and tile floors in baths. Ceiling fans throughout, washer/dryer closet. Pool and tennis amenities. Great price.

24. 2015-02-27
    soldstatus $97,000
25. 2015-01-08
    listed $99,900
26. 2008-06-12
    soldstatus $120,000
27. 2008-03-05
    listed $132,900

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$552/yr (+$46/mo · 56.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,127
• − Mortgage interest: −$15,096
• − Property taxes: −$984
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − HOA: −$4,620
• − Depreciation: −$7,840
• Taxable loss: −$3,741
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $1,577/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

+102.8% since first listed

11 events — show timeline

• 2026-05-01 Listed $269,500 RSMLS
• 2018-04-02 Sold (Public Records) $143,000 Public Records
• 2018-03-23 Sold (MLS) $143,000 RSMLS
• 2018-02-08 Listed $145,000 RSMLS
• 2015-10-27 Sold (Public Records) $115,000 Public Records
• 2015-10-23 Sold (MLS) $115,000 RSMLS
• 2015-09-14 Listed $119,000 RSMLS
• 2015-02-27 Sold (MLS) $97,000 RSMLS
• 2015-01-08 Listed $99,900 RSMLS
• 2008-06-12 Sold (MLS) $120,000 RSMLS
• 2008-03-05 Listed $132,900 RSMLS

Property tax history

+10.1%/yr

Latest (2025): $984 · -0.1% YoY. Source: county tax records.