50 Yacht Cove Dr #510 · Hilton Head Island, SC 29928

$434,000

3 bd · 3.0 ba · 1,469 sqft · Condo public records · 12 Days on market

Built 1987

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Desirable first floor corner 3 br 3 ba villa with an oversized balcony overlooking a beautiful lagoon. New kitchen cabinets, granite countertops, stainless steel appliances. Luxury vinyl plank flooring throughout the unit. Elegant textured marble stone look face wood burning fireplace. All new bathrooms with rain shower head fixtures. Three large bedrooms with recessed lighting and walk in closets. New water heater. Convenient location minutes to Shelter Cove and Driessen Beach Park. Wyndemere Villas offer access to a swimming pool, tennis, nature trail and community clubhouse. OSCREA

Key facts

• Renovated bathrooms
• Large screened porch
• Parking

Tags

• UPDATED KITCHEN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS
• LARGE SCREENED PORCH
• LAGOON AND LANDSCAPE VIEWS

Property features AI

Finance

• Other: Community pool; Has view
• HOA & community: Association amenities include clubhouse, pool, and trails; Association covers management, common areas, flood insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, and water

Exterior

• Parking: Assigned parking
• Security: Closed-circuit cameras; Security guard; Fire sprinkler system
• Utilities: Public water
• Home design: Condo/Unit (multi-unit dwelling); Unit faces northwest
• Construction: Wood siding; Asphalt roof
• Exterior features: Enclosed porch; Screened porch; Patio

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central electric air conditioning
• Interior features: Fireplace with screen; Main level primary bedroom; Entrance foyer; Eat-in kitchen; Unfurnished
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $434k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/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 $404k (6.9% below list).
• Recommended offer: $404k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• At $4,041/mo this rent would consume 50% of the median local household income ($98k/yr) (locally 216% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $122k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Recommended offer $404,058 (6.9% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.1%
• Equity multiple: 1.64×
• Total profit: $78,371
• Equity at exit: $200,234

10-year hold

• IRR: 13.3%
• Equity multiple: 3.02×
• Total profit: $245,929
• Equity at exit: $312,599

Cash invested: $121,520 (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: 9.0×

Monthly cashflow live

• Estimated rent: $4,041 high
• Mortgage (P&I): −$2,276
• Tax from tax record: −$415 /mo · $4,982/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $320

Break-even live

Break-even rent $3,635

Max offer price $434,000

Occupancy floor 87%

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: $108,500
• Closing costs: $13,020
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Bellhaven Way Hilton Head Island, SC	3.0	2.0	1700	$3,500	$2.06	13d	1	0.06mi
2 Jib Sail Ct Hilton Head Island, SC	3.0	2.5	1508	$3,600	$2.39	43d	1	0.09mi
10 Cobblestone Ct Hilton Head Island, SC	3.0	2.5	1600	$3,600	$2.25	43d	1	0.16mi
47 Shelter Cove Ln Hilton Head Island, SC	2.0	2.0	1564	$4,563	$2.92	13d	18	1.11mi
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	43d	1	1.48mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-02
   status $434,000 Pending 12 DOM
2. 2026-06-01
   days on market $434,000 Active 12 DOM
3. 2026-05-31
   days on market $434,000 Active 11 DOM
4. 2026-05-30
   days on market $434,000 Active 10 DOM
5. 2026-05-20
   listed $434,000 Active
6. 2023-05-03
   soldstatus $425,100 Closed 593-char remark

   Show marketing remark (593 chars)

   Desirable first floor corner 3 br 3 ba villa with an oversized balcony overlooking a beautiful lagoon. New kitchen cabinets, granite countertops, stainless steel appliances. Luxury vinyl plank flooring throughout the unit. Elegant textured marble stone look face wood burning fireplace. All new bathrooms with rain shower head fixtures. Three large bedrooms with recessed lighting and walk in closets. New water heater. Convenient location minutes to Shelter Cove and Driessen Beach Park. Wyndemere Villas offer access to a swimming pool, tennis, nature trail and community clubhouse. OSCREA

7. 2023-03-12
   status Pending 593-char remark

   Show marketing remark (593 chars)

   Desirable first floor corner 3 br 3 ba villa with an oversized balcony overlooking a beautiful lagoon. New kitchen cabinets, granite countertops, stainless steel appliances. Luxury vinyl plank flooring throughout the unit. Elegant textured marble stone look face wood burning fireplace. All new bathrooms with rain shower head fixtures. Three large bedrooms with recessed lighting and walk in closets. New water heater. Convenient location minutes to Shelter Cove and Driessen Beach Park. Wyndemere Villas offer access to a swimming pool, tennis, nature trail and community clubhouse. OSCREA

8. 2023-03-10
   listed $425,000 Active 593-char remark

   Show marketing remark (593 chars)

   Desirable first floor corner 3 br 3 ba villa with an oversized balcony overlooking a beautiful lagoon. New kitchen cabinets, granite countertops, stainless steel appliances. Luxury vinyl plank flooring throughout the unit. Elegant textured marble stone look face wood burning fireplace. All new bathrooms with rain shower head fixtures. Three large bedrooms with recessed lighting and walk in closets. New water heater. Convenient location minutes to Shelter Cove and Driessen Beach Park. Wyndemere Villas offer access to a swimming pool, tennis, nature trail and community clubhouse. OSCREA

9. 2022-08-23
   soldstatus $150,000
10. 2022-08-19
    soldstatus $150,000 Closed 363-char remark

    Show marketing remark (363 chars)

    THIS IS A FIXER UPPER!!! This is a great opportunity for a contractor / Handyman to get a great price on a project. This is the shell of a 3 BR / 3 BA first floor flat at Wyndemere. Great location. Demo has already been done. Several Floor Joists will need repair. Must be a CASH DEAL and being sold AS-IS. Price is firm and work needed is reflected in the price.

11. 2022-08-04
    status Pending 363-char remark

    Show marketing remark (363 chars)

    THIS IS A FIXER UPPER!!! This is a great opportunity for a contractor / Handyman to get a great price on a project. This is the shell of a 3 BR / 3 BA first floor flat at Wyndemere. Great location. Demo has already been done. Several Floor Joists will need repair. Must be a CASH DEAL and being sold AS-IS. Price is firm and work needed is reflected in the price.

12. 2022-08-01
    listed $125,000 Active 363-char remark

    Show marketing remark (363 chars)

    THIS IS A FIXER UPPER!!! This is a great opportunity for a contractor / Handyman to get a great price on a project. This is the shell of a 3 BR / 3 BA first floor flat at Wyndemere. Great location. Demo has already been done. Several Floor Joists will need repair. Must be a CASH DEAL and being sold AS-IS. Price is firm and work needed is reflected in the price.

13. 2009-01-19
    listed $209,500
14. 2007-10-01
    listed $218,750
15. 2006-12-27
    soldstatus $162,500
16. 2006-12-22
    soldstatus $175,000
17. 2006-06-28
    listed $234,900
18. 2005-12-09
    soldstatus $140,000
19. 2002-10-22
    soldstatus $139,000
20. 2000-03-13
    soldstatus $104,500
21. 1988-06-01
    soldstatus $104,900
22. 1987-04-01
    soldstatus $122,000

ⓘ 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: $4,982 · $415/mo
• Projected year-2 tax: $4,982 · $415/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: $48,487
• − Mortgage interest: −$24,311
• − Property taxes: −$4,982
• − Insurance: −$2,170
• − Repairs & maintenance: −$3,879
• − Management: −$3,879
• − Depreciation: −$12,625
• Taxable loss: −$3,359
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $4,647/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

+255.7% since first listed

18 events — show timeline

• 2026-05-20 Listed $434,000 RSMLS
• 2023-05-03 Sold (MLS) $425,100 RSMLS
• 2023-03-12 Pending — RSMLS
• 2023-03-10 Listed $425,000 RSMLS
• 2022-08-23 Sold (Public Records) $150,000 Public Records
• 2022-08-19 Sold (MLS) $150,000 RSMLS
• 2022-08-04 Pending — RSMLS
• 2022-08-01 Listed $125,000 RSMLS
• 2009-01-19 Listed $209,500 RSMLS
• 2007-10-01 Listed $218,750 RSMLS
• 2006-12-27 Sold (Public Records) $162,500 Public Records
• 2006-12-22 Sold (MLS) $175,000 RSMLS
• 2006-06-28 Listed $234,900 RSMLS
• 2005-12-09 Sold (Public Records) $140,000 Public Records
• 2002-10-22 Sold (Public Records) $139,000 Public Records
• 2000-03-13 Sold (Public Records) $104,500 Public Records
• 1988-06-01 Sold (Public Records) $104,900 Public Records
• 1987-04-01 Sold (Public Records) $122,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $4,982 · +1.1% YoY. Source: county tax records.