5 Gumtree Rd Unit G-13 · Hilton Head Island, SC 29926

$189,000

1 bd · 1.0 ba · 600 sqft · Condo · 43 Days on market

Built 1984 Average condition

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and invіting οne bеdrοom one full bаth еnd condo featuring beautiful lagοοn view and spacious back porch perfect for enjoying the Lowcountry setting. The open floor plan offers high ceilings, cozy fireplace and an abundance of windows that fill the home with natural light creating a warm and airy atmosphere throughout. This clean tenant occupied condo presents an excellent opportunity for a new owner to update condo and bring it to today's standards. With a desirable layout and sought-after end unit location, this property offers outstanding potential to build equity through thoughtful renovations tailored to your personal taste. Located in a pet-friendly Marshside community with amenities including pool, tennis courts and fitness center. Just minutes to schools, Jarvis Creek Park as well as shopping and dining at Main Street Village and Festival Centre at Indigo Park this condo offers both convenience and value in a central Hilton Head location.

Key facts

• Open floor plan
• End unit location
• Natural light

Tags

• LAGOON VIEW
• BACK PORCH
• OPEN FLOOR PLAN
• COZY FIREPLACE
• NATURAL LIGHT
• END UNIT LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $79 ($942/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 $175k (7.3% below list).
• Recommended offer: $175k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 soft (-0.2%/yr); 385 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,273 (7.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-30,735
• Equity at exit: $28,181

10-year hold

• IRR: -15.5%
• Equity multiple: 0.24×
• Total profit: $-40,067
• Equity at exit: $16,341

Cash invested: $52,920 (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: 385
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $79

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 91%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 2 events

1. 2026-05-19
   status Pending 999-char remark

   Show marketing remark (999 chars)

   Bright and invіting οne bеdrοom one full bаth еnd condo featuring beautiful lagοοn view and spacious back porch perfect for enjoying the Lowcountry setting. The open floor plan offers high ceilings, cozy fireplace and an abundance of windows that fill the home with natural light creating a warm and airy atmosphere throughout. This clean tenant occupied condo presents an excellent opportunity for a new owner to update condo and bring it to today's standards. With a desirable layout and sought-after end unit location, this property offers outstanding potential to build equity through thoughtful renovations tailored to your personal taste. Located in a pet-friendly Marshside community with amenities including pool, tennis courts and fitness center. Just minutes to schools, Jarvis Creek Park as well as shopping and dining at Main Street Village and Festival Centre at Indigo Park this condo offers both convenience and value in a central Hilton Head location.

2. 2026-04-06
   listed $189,000 Active 999-char remark

   Show marketing remark (999 chars)

   Bright and invіting οne bеdrοom one full bаth еnd condo featuring beautiful lagοοn view and spacious back porch perfect for enjoying the Lowcountry setting. The open floor plan offers high ceilings, cozy fireplace and an abundance of windows that fill the home with natural light creating a warm and airy atmosphere throughout. This clean tenant occupied condo presents an excellent opportunity for a new owner to update condo and bring it to today's standards. With a desirable layout and sought-after end unit location, this property offers outstanding potential to build equity through thoughtful renovations tailored to your personal taste. Located in a pet-friendly Marshside community with amenities including pool, tennis courts and fitness center. Just minutes to schools, Jarvis Creek Park as well as shopping and dining at Main Street Village and Festival Centre at Indigo Park this condo offers both convenience and value in a central Hilton Head location.

ⓘ 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: $21,033
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,498
• Taxable loss: −$2,198
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,470/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This end-unit townhouse presents an excellent opportunity for a moderate renovation. The home has average condition and could benefit from updates to the kitchen, bathroom, and landscaping to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — basic and in need of updating
• Moderate landscaping — moderate landscaping

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both landscaping — improving the landscaping would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Moderate	$3,000–15,000
landscaping · moderate landscaping	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both landscaping — improving the landscaping would increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-19 Pending — RSMLS
• 2026-04-06 Listed $189,000 RSMLS