36 Deallyon Ave #102 · Hilton Head Island, SC 29928

$444,000

2 bd · 2.5 ba · 1,250 sqft · Condo public records · 156 Days on market

Built 1982 $355/sqft · 14% below area Est $514k · 14% under

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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 +13.6/15.0
• 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
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Completely remodeled and refurnished beautiful Springwood Villas 2 bedroom, 2.5 bath unit. All new appliances. Springwood Villas is just a short walk to the beach and to all the fun, restaurants and shopping Coligny has to offer. This is the place to be for vacationers on Hilton Head Island! The complex offers beautiful views of the lagoon and pool areas from your back porch.

Key facts

• Short walk to beach
• Remodeled
• Views of lagoon

Tags

• REMODELED
• NEW APPLIANCES
• SHORT WALK TO BEACH
• VIEWS OF LAGOON
• VIEWS OF POOL AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $444k.

Deal economics

• At list price, monthly cash flow is $-886 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $404k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (23.9% below list).
• Recommended offer: $338k (23.9% 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; 3 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 42% 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 $17k of equity ($3k loan paydown + $14k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($391k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $220k; list at $444k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $338,054 (23.9% 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 156 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 10.9

CMA / ARV

• ARV (median comp): $513,742
• List price: $444,000
• Delta: -13.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $3,083
• Equity at exit: $204,847

10-year hold

• IRR: 4.4%
• Equity multiple: 1.69×
• Total profit: $85,720
• Equity at exit: $319,802

Cash invested: $124,320 (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 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,381 medium
• Mortgage (P&I): −$2,328
• Tax from tax record: −$320 /mo · $3,838/yr
• Insurance: −$185
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 8 same-building comps: −$657
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-886

Break-even live

Break-even rent $4,502

Max offer price $287,478

Occupancy floor —

Sensitivity live

Price	-10% $-635	-5% $-760	+0% $-886	+5% $-1,012	+10% $-1,137
Rent	-10% $-1,153	-5% $-1,020	+0% $-886	+5% $-753	+10% $-619
Rate	-1.0pp $-662	-0.5pp $-773	base $-886	+0.5pp $-1,001	+1.0pp $-1,118

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: $111,000
• Closing costs: $13,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.01mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	14d	1	0.27mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	22d	1	0.52mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-18
   days on market $444,000 Active 156 DOM
2. 2026-06-17
   days on market $444,000 Active 155 DOM
3. 2026-06-16
   days on market $444,000 Active 154 DOM
4. 2026-06-15
   days on market $444,000 Active 153 DOM
5. 2026-06-14
   days on market $444,000 Active 151 DOM
6. 2026-06-13
   days on market $444,000 Active 150 DOM
7. 2026-06-10
   days on market $444,000 Active 148 DOM
8. 2026-06-09
   days on market $444,000 Active 147 DOM
9. 2026-06-08
   days on market $444,000 Active 146 DOM
10. 2026-06-07
    days on market $444,000 Active 145 DOM
11. 2026-06-05
    pricedays on market $444,000 Active 142 DOM
12. 2026-06-03
    days on market $467,000 Active 141 DOM
13. 2026-06-02
    days on market $467,000 Active 140 DOM
14. 2026-06-01
    days on market $467,000 Active 139 DOM
15. 2026-05-31
    days on market $467,000 Active 138 DOM
16. 2026-01-14
    listed $467,000 Active 378-char remark

    Show marketing remark (378 chars)

    Completely remodeled and refurnished beautiful Springwood Villas 2 bedroom, 2.5 bath unit. All new appliances. Springwood Villas is just a short walk to the beach and to all the fun, restaurants and shopping Coligny has to offer. This is the place to be for vacationers on Hilton Head Island! The complex offers beautiful views of the lagoon and pool areas from your back porch.

17. 2026-01-13
    listed $467,000 Active 394-char remark

    Show marketing remark (394 chars)

    Completelу remοdelеd аnd refurnishеd bеautiful Springwood Villas 2 bеdrοom, 2.5 bath unit. All new appliances. Springwood Villas is just a short walk to the beach and to all the fun, restaurants and shopping Coligny has to offer. This is the place to be for vacationers on Hilton Head Island! The complex offers beautiful views of the lagoon and pool areas from your back porch.

18. 2020-09-22
    soldstatus $220,000
19. 2020-09-18
    soldstatus $220,000
20. 2020-06-04
    listed $219,500
21. 2007-01-08
    soldstatus $240,000
22. 2007-01-05
    soldstatus $240,000
23. 2006-06-13
    listed $259,000
24. 2005-01-27
    soldstatus $180,500
25. 2005-01-24
    soldstatus $180,500
26. 2004-12-16
    listed $195,000
27. 2000-12-27
    soldstatus $148,000
28. 2000-03-17
    soldstatus $116,500
29. 1997-07-02
    soldstatus $93,000
30. 1987-07-01
    soldstatus $73,900

ⓘ 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: $3,838 · $320/mo
• Projected year-2 tax: $3,838 · $320/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $40,566
• − Mortgage interest: −$24,871
• − Property taxes: −$3,838
• − Insurance: −$3,018
• − Repairs & maintenance: −$3,245
• − Management: −$3,245
• − HOA: −$7,884
• − Depreciation: −$12,916
• Taxable loss: −$18,451
• Est. tax savings @ 24.0%: +$4,428
• After-tax cash flow: $-6,204/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

+531.9% since first listed

15 events — show timeline

• 2026-01-14 Listed $467,000 LRMLS
• 2026-01-13 Listed $467,000 RSMLS
• 2020-09-22 Sold (Public Records) $220,000 Public Records
• 2020-09-18 Sold (MLS) $220,000 RSMLS
• 2020-06-04 Listed $219,500 RSMLS
• 2007-01-08 Sold (Public Records) $240,000 Public Records
• 2007-01-05 Sold (MLS) $240,000 RSMLS
• 2006-06-13 Listed $259,000 RSMLS
• 2005-01-27 Sold (Public Records) $180,500 Public Records
• 2005-01-24 Sold (MLS) $180,500 RSMLS
• 2004-12-16 Listed $195,000 RSMLS
• 2000-12-27 Sold (Public Records) $148,000 Public Records
• 2000-03-17 Sold (Public Records) $116,500 Public Records
• 1997-07-02 Sold (Public Records) $93,000 Public Records
• 1987-07-01 Sold (Public Records) $73,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,838 · +1.1% YoY. Source: county tax records.