14 Wimbledon Ct Unit 704-1 · Hilton Head Island, SC 29928

$59,000

3 bd · 3.0 ba · 1,750 sqft · Townhouse · 18 Days on market

Built 1991 $923/mo HOA · 25% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Ocean Ρalmѕ at Τhе Westin Rеѕort & Spa | 3BR/3BA Fractiοnаl Ownership - Priced Below Comparable Sales. Building 7, the best address in Ocean Palms - and it's priced below every comparable unit that has listed or sold over the past year. This designer-furnished 3 bedroom, 3 bath Barony townhouse offers 1,750 heated square feet across two floors, with a private balcony overlooking a serene lagoon with Lowcountry wildlife. Who has time to carry all the expenses of a vacation home when you can't use it all the time? Ocean Palms is a 1/5th deeded fractional ownership community, giving each owner 10 weeks of use per year - structured as five rotations of two consecutive weeks - on a simple calendar system that's fair, predictable, and flexible. Ownership comes fully loaded. Every week includes access to the full Westin Oceanfront Resort & Spa experience: oceanfront pool complex, fitness center, beach access, resort shuttle, and a golf and tennis package that includes pickleball. The Westin's professional management team handles everything - you just show up. Walking distance to the beach. Model open Monday-Saturday, noon to 5pm. Sundays by appointment. At this price point, below what comparable units have listed and closed for, this is the rare opportunity to buy into Building 7 at a discount. It won't last. New furnishings being installed later this year.

Key facts

• Resort shuttle
• Private balcony
• Oceanfront pools

Tags

• PRIVATE BALCONY
• SERENE LAGOON
• OCEANFRONT POOLS
• BEACH ACCESS
• RESORT SHUTTLE
• GOLF TENNIS PICKLEBALL

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $59k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 39.6% 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 rising (+3.2%/yr); 846 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).
• At $3,760/mo this rent would consume 46% 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 $2k of equity ($408 loan paydown + $2k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 25% of rent.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 6.37% ✓
• Cap rate: 39.64%
• Cash-on-cash: 119.10%
• DSCR: 6.30
• GRM: 1.3

CMA / ARV

• ARV (median comp): $20,602
• List price: $59,000
• Delta: 186.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Wimbledon Ct #117	0.25mi	3/3.0	1,706 (-2%)	9mo	$845,000	$495	77
4 Wimbledon Ct #118	0.25mi	3/3.0	1,706 (-2%)	14mo	$820,000	$481	73
85 Folly Field Rd #2404	0.26mi	3/3.0	1,800 (+3%)	17mo	$1,370,000	$761	69
4 Wimbledon Ct #112	0.25mi	4/3.0 (+1)	1,907 (+9%)	1mo	$855,000	$448	68
13 Beachwood Dr #7	0.42mi	3/2.0	1,723 (-2%)	10mo	$679,500	$394	65
3 Beachwood Dr #2	0.42mi	3/2.0	1,768 (+1%)	15mo	$445,000	$252	62
2 Wimbledon Ct #114	0.30mi	3/2.5	1,955 (+12%)	11mo	$705,000	$361	55
22 Folly Field Rd Unit 3B	0.67mi	2/2.5 (-1)	1,873 (+7%)	8mo	$575,000	$307	43
22 Folly Field Rd Unit 2B	0.67mi	2/2.5 (-1)	1,873 (+7%)	15mo	$585,000	$312	37
22 Folly Field Rd Unit 4A	0.67mi	2/2.5 (-1)	1,873 (+7%)	18mo	$600,000	$320	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.88×
• Total profit: $113,681
• Equity at exit: $27,221

10-year hold

• IRR: —
• Equity multiple: 16.72×
• Total profit: $259,659
• Equity at exit: $42,496

Cash invested: $16,520 (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: 846
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $3,760 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$923
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $1,640

Break-even live

Break-even rent $1,684

Max offer price $59,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,680	-5% $1,660	+0% $1,640	+5% $1,619	+10% $1,599
Rent	-10% $1,343	-5% $1,491	+0% $1,640	+5% $1,788	+10% $1,937
Rate	-1.0pp $1,669	-0.5pp $1,655	base $1,640	+0.5pp $1,624	+1.0pp $1,609

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$3,481	$2.96	15d	9	1.35mi

HOA detail

• Monthly dues: $923 · $11,076/yr
• Likely covers: poolgym

Listing history 4 events

1. 2026-05-04
   status Pending 1400-char remark

   Show marketing remark (779 chars)

   Ocean Palms @ The Westin Resort & Spa | 3BR/3BA Fractional Ownership. Building 7, the best address in Ocean Palms & it's priced below every comparable unit that has listed or sold over the past year.This designer-furnished 3 bedroom, 3 bath Barony townhouse offers 1,750 sqft across 2 floors, w/private balcony overlooking a serene lagoon w/ Lowcountry wildlife. Ocean Palms is a 1/5th deeded fractional ownership community, giving each owner 10 weeks of use per year - structured as 5 rotations of 2 consecutive weeks - on a simple calendar system that's fair, predictable, & flexible.Ownership comes fully loaded. Every week includes access to the full Westin Oceanfront Resort & Spa: oceanfront pools, gym, beach access, resort shuttle, golf/tennis/pickleball.

2. 2026-05-04
   status Pending 779-char remark

   Show marketing remark (779 chars)

   Ocean Palms @ The Westin Resort & Spa | 3BR/3BA Fractional Ownership. Building 7, the best address in Ocean Palms & it's priced below every comparable unit that has listed or sold over the past year.This designer-furnished 3 bedroom, 3 bath Barony townhouse offers 1,750 sqft across 2 floors, w/private balcony overlooking a serene lagoon w/ Lowcountry wildlife. Ocean Palms is a 1/5th deeded fractional ownership community, giving each owner 10 weeks of use per year - structured as 5 rotations of 2 consecutive weeks - on a simple calendar system that's fair, predictable, & flexible.Ownership comes fully loaded. Every week includes access to the full Westin Oceanfront Resort & Spa: oceanfront pools, gym, beach access, resort shuttle, golf/tennis/pickleball.

3. 2026-04-16
   listed $59,000 Active 1400-char remark

   Show marketing remark (1400 chars)

   Ocean Ρalmѕ at Τhе Westin Rеѕort & Spa | 3BR/3BA Fractiοnаl Ownership - Priced Below Comparable Sales. Building 7, the best address in Ocean Palms - and it's priced below every comparable unit that has listed or sold over the past year. This designer-furnished 3 bedroom, 3 bath Barony townhouse offers 1,750 heated square feet across two floors, with a private balcony overlooking a serene lagoon with Lowcountry wildlife. Who has time to carry all the expenses of a vacation home when you can't use it all the time? Ocean Palms is a 1/5th deeded fractional ownership community, giving each owner 10 weeks of use per year - structured as five rotations of two consecutive weeks - on a simple calendar system that's fair, predictable, and flexible. Ownership comes fully loaded. Every week includes access to the full Westin Oceanfront Resort & Spa experience: oceanfront pool complex, fitness center, beach access, resort shuttle, and a golf and tennis package that includes pickleball. The Westin's professional management team handles everything - you just show up. Walking distance to the beach. Model open Monday-Saturday, noon to 5pm. Sundays by appointment. At this price point, below what comparable units have listed and closed for, this is the rare opportunity to buy into Building 7 at a discount. It won't last. New furnishings being installed later this year.

4. 2026-04-14
   listed $59,000 Active 779-char remark

   Show marketing remark (779 chars)

   Ocean Palms @ The Westin Resort & Spa | 3BR/3BA Fractional Ownership. Building 7, the best address in Ocean Palms & it's priced below every comparable unit that has listed or sold over the past year.This designer-furnished 3 bedroom, 3 bath Barony townhouse offers 1,750 sqft across 2 floors, w/private balcony overlooking a serene lagoon w/ Lowcountry wildlife. Ocean Palms is a 1/5th deeded fractional ownership community, giving each owner 10 weeks of use per year - structured as 5 rotations of 2 consecutive weeks - on a simple calendar system that's fair, predictable, & flexible.Ownership comes fully loaded. Every week includes access to the full Westin Oceanfront Resort & Spa: oceanfront pools, gym, beach access, resort shuttle, golf/tennis/pickleball.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,119
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$3,610
• − Management: −$3,610
• − HOA: −$11,076
• − Depreciation: −$1,716
• Taxable income: $20,623
• Est. tax owed @ 24.0%: −$4,949
• After-tax cash flow: $14,726/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

+0.0% since first listed

4 events — show timeline

• 2026-05-04 Pending — RSMLS
• 2026-05-04 Pending — LRMLS
• 2026-04-16 Listed $59,000 RSMLS
• 2026-04-14 Listed $59,000 LRMLS