239 Beach City Rd #3211 · Hilton Head Island, SC 29926

$280,000

2 bd · 2.0 ba · 1,766 sqft · Condo public records · 67 Days on market

Built 1984 $159/sqft · 46% below area Est $270k · at est.

---

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).

• ARV discount +5.8/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coastal Drеam Ꮮivіng ‐ Hilton Ηеad Island Villa This beаutіfully furnished 2-bedroom, 2-bath second-floor villa in The Spa on Port Royal Sound delivers the perfect blend of lifestyle, location, and income potential. Whether you're searching for a second home, vacation getaway, or income-producing short-term rental, this turnkey property checks every box and has a strong rental history. It is an ideal investment opportunity or personal retreat. Step inside to a comfortable, fully equipped living space designed for both relaxation and functionality. The villa features a private screened balcony overlooking beautifully maintained grounds, offering the perfect spot to unwind after a day at the beach. Additional highlights include: Upgraded HVAC system for enhanced efficiency and long-term durability. Easy access from the parking for added convenience. Sold fully furnished - ready for immediate use or rental income. Located within a gated coastal community, residents and guests enjoy resort-style amenities, including: Private beach access on Port Royal Sound, Indoor pool & hot tub (year-round enjoyment), Two outdoor pools, Fitness center, Tennis courts. Take peaceful walks along the natural shoreline, enjoy shelling, or simply relax and soak in the serene coastal setting. All just minutes from Hilton Head's world-class golf, dining, shopping, and entertainment. This is a rare opportunity to own a versatile, income-producing coastal property in one of Hilton Head Island's most desirable locations-at an exceptional value. Set up your showing Today!

Key facts

• Gated community
• Hot tub
• Private beach

Tags

• PRIVATE SCREENED BALCONY
• GATED COMMUNITY
• PRIVATE BEACH
• INDOOR POOL
• HOT TUB
• OUTDOOR POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (19.3% below list).
• Recommended offer: $226k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 0.6% vs local median 2.9% in Hilton Head Island — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

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 67 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 51% of rent.

Recommended offer $226,071 (19.3% 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 67 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: 0.62%
• Cash-on-cash: -20.25%
• DSCR: 0.10
• GRM: 10.3

CMA / ARV

• ARV (median comp): $269,624
• List price: $280,000
• Delta: 3.85%
• 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: -65.2%
• Equity multiple: -0.73×
• Total profit: $-135,524
• Equity at exit: $41,749

10-year hold

• IRR: —
• Equity multiple: -2.18×
• Total profit: $-249,073
• Equity at exit: $24,209

Cash invested: $78,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,261 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$378 /mo · $4,539/yr
• Insurance: −$117
• HOA est. from 12 same-building comps: −$1,146
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-1,323

Break-even live

Break-even rent $3,936

Max offer price $90,784

Occupancy floor —

Sensitivity live

Price	-10% $-1,165	-5% $-1,244	+0% $-1,323	+5% $-1,403	+10% $-1,482
Rent	-10% $-1,502	-5% $-1,413	+0% $-1,323	+5% $-1,234	+10% $-1,145
Rate	-1.0pp $-1,182	-0.5pp $-1,252	base $-1,323	+0.5pp $-1,396	+1.0pp $-1,470

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 33 events

1. 2026-06-13
   status $280,000 Pending 67 DOM
2. 2026-06-10
   days on market $280,000 Active 67 DOM
3. 2026-06-09
   days on market $280,000 Active 66 DOM
4. 2026-06-08
   days on market $280,000 Active 65 DOM
5. 2026-06-07
   days on market $280,000 Active 64 DOM
6. 2026-06-05
   days on market $280,000 Active 61 DOM
7. 2026-06-03
   days on market $280,000 Active 60 DOM
8. 2026-06-02
   days on market $280,000 Active 59 DOM
9. 2026-06-01
   days on market $280,000 Active 58 DOM
10. 2026-05-31
    days on market $280,000 Active 57 DOM
11. 2026-04-04
    listed $289,000 Active 1577-char remark

    Show marketing remark (1577 chars)

    Coastal Drеam Ꮮivіng ‐ Hilton Ηеad Island Villa This beаutіfully furnished 2-bedroom, 2-bath second-floor villa in The Spa on Port Royal Sound delivers the perfect blend of lifestyle, location, and income potential. Whether you're searching for a second home, vacation getaway, or income-producing short-term rental, this turnkey property checks every box and has a strong rental history. It is an ideal investment opportunity or personal retreat. Step inside to a comfortable, fully equipped living space designed for both relaxation and functionality. The villa features a private screened balcony overlooking beautifully maintained grounds, offering the perfect spot to unwind after a day at the beach. Additional highlights include: Upgraded HVAC system for enhanced efficiency and long-term durability. Easy access from the parking for added convenience. Sold fully furnished - ready for immediate use or rental income. Located within a gated coastal community, residents and guests enjoy resort-style amenities, including: Private beach access on Port Royal Sound, Indoor pool & hot tub (year-round enjoyment), Two outdoor pools, Fitness center, Tennis courts. Take peaceful walks along the natural shoreline, enjoy shelling, or simply relax and soak in the serene coastal setting. All just minutes from Hilton Head's world-class golf, dining, shopping, and entertainment. This is a rare opportunity to own a versatile, income-producing coastal property in one of Hilton Head Island's most desirable locations-at an exceptional value. Set up your showing Today!

12. 2023-08-02
    soldstatus $292,000 Closed 485-char remark

    Show marketing remark (485 chars)

    Beautifully updated Beach Condo just steps to the Port Royal Sound. Enjoy a day at the beach or lounge at the two outdoor pools, or the indoor pool. Turn key 2 Bedroom, 2 bath with a sleeper sofa. LVP flooring and newer HVAC & HWH, furnishings etc. Fully furnished, rental ready with a washer & dryer in the condo. Onsite gym, tennis, pickeball, beach, playground, management and more! 2nd floor condo in the Coastal building close to the gate house for easy access to all!

13. 2023-08-01
    soldstatus $292,000
14. 2023-07-18
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Beautifully updated Beach Condo just steps to the Port Royal Sound. Enjoy a day at the beach or lounge at the two outdoor pools, or the indoor pool. Turn key 2 Bedroom, 2 bath with a sleeper sofa. LVP flooring and newer HVAC & HWH, furnishings etc. Fully furnished, rental ready with a washer & dryer in the condo. Onsite gym, tennis, pickeball, beach, playground, management and more! 2nd floor condo in the Coastal building close to the gate house for easy access to all!

15. 2023-06-20
    price $299,000 485-char remark

    Show marketing remark (485 chars)

    Beautifully updated Beach Condo just steps to the Port Royal Sound. Enjoy a day at the beach or lounge at the two outdoor pools, or the indoor pool. Turn key 2 Bedroom, 2 bath with a sleeper sofa. LVP flooring and newer HVAC & HWH, furnishings etc. Fully furnished, rental ready with a washer & dryer in the condo. Onsite gym, tennis, pickeball, beach, playground, management and more! 2nd floor condo in the Coastal building close to the gate house for easy access to all!

16. 2023-06-12
    listed $319,000 Active 485-char remark

    Show marketing remark (485 chars)

    Beautifully updated Beach Condo just steps to the Port Royal Sound. Enjoy a day at the beach or lounge at the two outdoor pools, or the indoor pool. Turn key 2 Bedroom, 2 bath with a sleeper sofa. LVP flooring and newer HVAC & HWH, furnishings etc. Fully furnished, rental ready with a washer & dryer in the condo. Onsite gym, tennis, pickeball, beach, playground, management and more! 2nd floor condo in the Coastal building close to the gate house for easy access to all!

17. 2023-03-18
    historical
18. 2023-03-14
    soldstatus $277,500
19. 2023-03-09
    soldstatus $277,500 Closed
20. 2023-01-13
    status Pending
21. 2023-01-06
    status Active
22. 2022-12-30
    listed $285,000
23. 2020-10-01
    soldstatus $177,500
24. 2020-07-09
    listed $179,000
25. 2019-01-25
    listed $129,000
26. 2005-06-16
    soldstatus $137,000
27. 2005-06-13
    soldstatus $137,000
28. 2005-04-29
    listed $137,000
29. 2000-09-20
    soldstatus $52,500
30. 1994-04-22
    soldstatus $6,666
31. 1994-04-20
    soldstatus $6,666
32. 1994-04-20
    soldstatus $6,666
33. 1985-09-01
    soldstatus $76,340

ⓘ 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: $4,539 · $378/mo
• Projected year-2 tax: $4,539 · $378/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: $27,129
• − Mortgage interest: −$15,684
• − Property taxes: −$4,539
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − HOA: −$13,752
• − Depreciation: −$8,145
• Taxable loss: −$20,733
• Est. tax savings @ 24.0%: +$4,976
• After-tax cash flow: $-10,904/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

+278.6% since first listed

23 events — show timeline

• 2026-04-04 Listed $289,000 RSMLS
• 2023-08-02 Sold (MLS) $292,000 RSMLS
• 2023-08-01 Sold (Public Records) $292,000 Public Records
• 2023-07-18 Pending — RSMLS
• 2023-06-20 Price Changed $299,000 RSMLS
• 2023-06-12 Listed $319,000 RSMLS
• 2023-03-18 Delisted — RSMLS
• 2023-03-14 Sold (Public Records) $277,500 Public Records
• 2023-03-09 Sold (MLS) $277,500 RSMLS
• 2023-01-13 Pending — RSMLS
• 2023-01-06 Relisted — RSMLS
• 2022-12-30 Listed $285,000 RSMLS
• 2020-10-01 Sold (MLS) $177,500 RSMLS
• 2020-07-09 Listed $179,000 RSMLS
• 2019-01-25 Listed $129,000 RSMLS
• 2005-06-16 Sold (Public Records) $137,000 Public Records
• 2005-06-13 Sold (MLS) $137,000 RSMLS
• 2005-04-29 Listed $137,000 RSMLS
• 2000-09-20 Sold (Public Records) $52,500 Public Records
• 1994-04-22 Sold (Public Records) $6,666 Public Records
• 1994-04-20 Sold (Public Records) $6,666 Public Records
• 1994-04-20 Sold (Public Records) $6,666 Public Records
• 1985-09-01 Sold (Public Records) $76,340 Public Records

Property tax history

+18.4%/yr

Latest (2025): $4,539 · +1.4% YoY. Source: county tax records.