50 Yacht Cove Dr #326 · Hilton Head Island, SC 29928

$349,500

2 bd · 2.5 ba · 1,190 sqft · Condo public records · 92 Days on market

Built 1987 $294/sqft · 34% below area Est $495k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beаutifullу updаtеd villa feаturеs an open, light-filled floοr рlan designed for comfort and ease. Perfectly positioned in the heart of Hilton Head Island, it offers one of the most desirable lifestyles the island has to offer. Just steps from the waterfront energy of Shelter Cove Harbour - home to celebrated dining, boutique shopping, live entertainment, and summer fireworks - this location places you at the center of it all. From here, pristine island beaches are a short bike ride away, and every signature amenity Hilton Head is known for is just minutes from your door. The modern kitchen is finished with granite countertops, stainless steel appliances, and refined details, flowing seamlessly into a designated dining area and spacious living room. Tranquil lagoon views create a calming backdrop - ideal for unwinding after a day in the sun. A second-floor laundry adds everyday convenience, while thoughtful updates throughout make the home truly move-in ready. Residents enjoy access to a community pool, perfect for summer afternoons, and a lifestyle that balances relaxation with vibrant island living. Whether as a primary residence or a second home retreat, this villa presents a rare opportunity to own a thoughtfully updated property in one of Hilton Head Island's most sought-after settings. Furnishings may also be available for purchase.

Key facts

• Second-floor laundry
• Modern kitchen
• Granite countertops

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DESIGNATED DINING AREA
• SPACIOUS LIVING ROOM
• SECOND-FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (14.3% below list).
• Recommended offer: $300k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 1 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 37% 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 $14k of equity ($2k loan paydown + $11k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $299,601 (14.3% 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 92 days. Have you received any prior offers? Is the seller open to a 14% 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. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

• ARV (median comp): $495,461
• List price: $349,500
• Delta: -29.46%
• 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: 6.3%
• Equity multiple: 1.36×
• Total profit: $35,644
• Equity at exit: $161,248

10-year hold

• IRR: 9.2%
• Equity multiple: 2.42×
• Total profit: $138,968
• Equity at exit: $251,736

Cash invested: $97,860 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,996 medium
• Mortgage (P&I): −$1,833
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$146
• HOA est. from 3 same-building comps: −$415
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-175

Break-even live

Break-even rent $3,217

Max offer price $318,635

Occupancy floor —

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: $87,375
• Closing costs: $10,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	44d	1	1.49mi

HOA detail condo

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

Listing history 20 events

1. 2026-05-14
   status Pending 1373-char remark

   Show marketing remark (1373 chars)

   This beаutifullу updаtеd villa feаturеs an open, light-filled floοr рlan designed for comfort and ease. Perfectly positioned in the heart of Hilton Head Island, it offers one of the most desirable lifestyles the island has to offer. Just steps from the waterfront energy of Shelter Cove Harbour - home to celebrated dining, boutique shopping, live entertainment, and summer fireworks - this location places you at the center of it all. From here, pristine island beaches are a short bike ride away, and every signature amenity Hilton Head is known for is just minutes from your door. The modern kitchen is finished with granite countertops, stainless steel appliances, and refined details, flowing seamlessly into a designated dining area and spacious living room. Tranquil lagoon views create a calming backdrop - ideal for unwinding after a day in the sun. A second-floor laundry adds everyday convenience, while thoughtful updates throughout make the home truly move-in ready. Residents enjoy access to a community pool, perfect for summer afternoons, and a lifestyle that balances relaxation with vibrant island living. Whether as a primary residence or a second home retreat, this villa presents a rare opportunity to own a thoughtfully updated property in one of Hilton Head Island's most sought-after settings. Furnishings may also be available for purchase.

2. 2026-04-17
   price $349,500 1373-char remark

   Show marketing remark (1373 chars)

   This beаutifullу updаtеd villa feаturеs an open, light-filled floοr рlan designed for comfort and ease. Perfectly positioned in the heart of Hilton Head Island, it offers one of the most desirable lifestyles the island has to offer. Just steps from the waterfront energy of Shelter Cove Harbour - home to celebrated dining, boutique shopping, live entertainment, and summer fireworks - this location places you at the center of it all. From here, pristine island beaches are a short bike ride away, and every signature amenity Hilton Head is known for is just minutes from your door. The modern kitchen is finished with granite countertops, stainless steel appliances, and refined details, flowing seamlessly into a designated dining area and spacious living room. Tranquil lagoon views create a calming backdrop - ideal for unwinding after a day in the sun. A second-floor laundry adds everyday convenience, while thoughtful updates throughout make the home truly move-in ready. Residents enjoy access to a community pool, perfect for summer afternoons, and a lifestyle that balances relaxation with vibrant island living. Whether as a primary residence or a second home retreat, this villa presents a rare opportunity to own a thoughtfully updated property in one of Hilton Head Island's most sought-after settings. Furnishings may also be available for purchase.

3. 2026-03-20
   price $359,900 1373-char remark

   Show marketing remark (1373 chars)

   This beаutifullу updаtеd villa feаturеs an open, light-filled floοr рlan designed for comfort and ease. Perfectly positioned in the heart of Hilton Head Island, it offers one of the most desirable lifestyles the island has to offer. Just steps from the waterfront energy of Shelter Cove Harbour - home to celebrated dining, boutique shopping, live entertainment, and summer fireworks - this location places you at the center of it all. From here, pristine island beaches are a short bike ride away, and every signature amenity Hilton Head is known for is just minutes from your door. The modern kitchen is finished with granite countertops, stainless steel appliances, and refined details, flowing seamlessly into a designated dining area and spacious living room. Tranquil lagoon views create a calming backdrop - ideal for unwinding after a day in the sun. A second-floor laundry adds everyday convenience, while thoughtful updates throughout make the home truly move-in ready. Residents enjoy access to a community pool, perfect for summer afternoons, and a lifestyle that balances relaxation with vibrant island living. Whether as a primary residence or a second home retreat, this villa presents a rare opportunity to own a thoughtfully updated property in one of Hilton Head Island's most sought-after settings. Furnishings may also be available for purchase.

4. 2026-02-11
   listed $375,000 Active 1373-char remark

   Show marketing remark (1373 chars)

   This beаutifullу updаtеd villa feаturеs an open, light-filled floοr рlan designed for comfort and ease. Perfectly positioned in the heart of Hilton Head Island, it offers one of the most desirable lifestyles the island has to offer. Just steps from the waterfront energy of Shelter Cove Harbour - home to celebrated dining, boutique shopping, live entertainment, and summer fireworks - this location places you at the center of it all. From here, pristine island beaches are a short bike ride away, and every signature amenity Hilton Head is known for is just minutes from your door. The modern kitchen is finished with granite countertops, stainless steel appliances, and refined details, flowing seamlessly into a designated dining area and spacious living room. Tranquil lagoon views create a calming backdrop - ideal for unwinding after a day in the sun. A second-floor laundry adds everyday convenience, while thoughtful updates throughout make the home truly move-in ready. Residents enjoy access to a community pool, perfect for summer afternoons, and a lifestyle that balances relaxation with vibrant island living. Whether as a primary residence or a second home retreat, this villa presents a rare opportunity to own a thoughtfully updated property in one of Hilton Head Island's most sought-after settings. Furnishings may also be available for purchase.

5. 2023-07-19
   soldstatus $320,000
6. 2023-07-14
   soldstatus $320,000 Closed
7. 2023-06-19
   status Pending
8. 2023-05-24
   listed $325,000 Active
9. 2023-05-24
   status Active
10. 2023-05-17
    listed $325,000
11. 2006-05-30
    soldstatus $222,000
12. 2006-05-26
    soldstatus $222,000
13. 2006-05-24
    soldstatus $222,000
14. 2006-01-05
    listed $229,000
15. 2004-05-21
    soldstatus $110,000
16. 2004-05-17
    soldstatus $110,000
17. 2004-02-26
    listed $116,900
18. 1999-09-28
    soldstatus $90,500
19. 1996-01-25
    soldstatus $76,000
20. 1988-09-01
    soldstatus $92,900

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$215/yr (+$18/mo · 12.1%)

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

Taxation est. · year 1

• Rental income: $35,952
• − Mortgage interest: −$19,577
• − Property taxes: −$1,778
• − Insurance: −$1,748
• − Repairs & maintenance: −$2,876
• − Management: −$2,876
• − HOA: −$4,980
• − Depreciation: −$10,167
• Taxable loss: −$8,050
• Est. tax savings @ 24.0%: +$1,932
• After-tax cash flow: $-165/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

+276.2% since first listed

20 events — show timeline

• 2026-05-14 Pending — RSMLS
• 2026-04-17 Price Changed $349,500 RSMLS
• 2026-03-20 Price Changed $359,900 RSMLS
• 2026-02-11 Listed $375,000 RSMLS
• 2023-07-19 Sold (Public Records) $320,000 Public Records
• 2023-07-14 Sold (MLS) $320,000 RSMLS
• 2023-06-19 Pending — RSMLS
• 2023-05-24 Listed $325,000 LRMLS
• 2023-05-24 Relisted — RSMLS
• 2023-05-17 Listed $325,000 RSMLS
• 2006-05-30 Sold (Public Records) $222,000 Public Records
• 2006-05-26 Sold (MLS) $222,000 RSMLS
• 2006-05-24 Sold (Public Records) $222,000 Public Records
• 2006-01-05 Listed $229,000 RSMLS
• 2004-05-21 Sold (MLS) $110,000 RSMLS
• 2004-05-17 Sold (Public Records) $110,000 Public Records
• 2004-02-26 Listed $116,900 RSMLS
• 1999-09-28 Sold (Public Records) $90,500 Public Records
• 1996-01-25 Sold (Public Records) $76,000 Public Records
• 1988-09-01 Sold (Public Records) $92,900 Public Records

Property tax history

+35.7%/yr

Latest (2025): $1,778 · -64.1% YoY. Source: county tax records.