10 Yacht Cove Dr #202 · Hilton Head Island, SC 29928

$442,250

3 bd · 3.0 ba · 1,510 sqft · Condo public records · 146 Days on market

Built 1989 $293/sqft · at area comps Est $488k · 9% 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).

• Cash flow +16.7/30.0
• ARV discount +11.7/15.0
• Appreciation +6.6/10.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• 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

Welcome tο 202 Yаcht Cοvе, a fully updаtеd 3-bedroom, 3-bath townhome idеаlly located mid-island with easy access to shopping, dining, beaches, and walking distance to Shelter Cove Marina. This move-in-ready residence features an open and functional floor plan, tasteful updates throughout, a cozy fireplace, and an oversized garage offering rare storage and parking flexibility. Each bedroom includes its own bath, providing privacy and comfort for owners and guests alike. Whether used as a primary residence or island retreat, this home offers a low-maintenance opportunity to enjoy the best of the Lowcountry lifestyle in one of Hilton Head's most convenient locations. Owner is LSCREA.

Key facts

• Fully updated
• Cozy fireplace
• Oversized garage

Tags

• FULLY UPDATED
• EASY ACCESS TO SHOPPING
• OPEN AND FUNCTIONAL FLOOR PLAN
• COZY FIREPLACE
• OVERSIZED GARAGE
• LOW-MAINTENANCE OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $442k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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 (8.7% below list).
• Recommended offer: $389k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $4,036/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 $124k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $339k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $389,180 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $488,019
• List price: $442,250
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.62×
• Total profit: $76,405
• Equity at exit: $204,040

10-year hold

• IRR: 12.9%
• Equity multiple: 2.96×
• Total profit: $243,069
• Equity at exit: $318,542

Cash invested: $123,830 (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: 9.1×

Monthly cashflow live

• Estimated rent: $4,036 high
• Mortgage (P&I): −$2,319
• Tax from tax record: −$412 /mo · $4,950/yr
• Insurance: −$184
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $272

Break-even live

Break-even rent $3,691

Max offer price $442,250

Occupancy floor 88%

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: $110,562
• Closing costs: $13,268
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Jib Sail Ct Hilton Head Island, SC	3.0	2.5	1508	$3,600	$2.39	43d	1	0.04mi
10 Cobblestone Ct Hilton Head Island, SC	3.0	2.5	1600	$3,600	$2.25	43d	1	0.05mi
62 Jib Sail Ct Hilton Head Island, SC	3.0	2.5	2100	$3,500	$1.67	20d	1	0.12mi
35 Bellhaven Way Hilton Head Island, SC	3.0	2.0	1700	$3,500	$2.06	13d	1	0.13mi
47 Shelter Cove Ln Hilton Head Island, SC	2.0	2.0	1564	$4,563	$2.92	13d	18	1.05mi
8 Heath Dr Unit 1495735P Hilton Head Island, SC	3.0	3.5	1991	$12,546	$6.30	43d	1	1.09mi
125 Shipyard Dr #148 Hilton Head Island, SC	3.0	3.0	1400	$3,200	$2.29	43d	1	1.42mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $442,250 Active 146 DOM
2. 2026-06-17
   days on market $442,250 Active 145 DOM
3. 2026-06-16
   days on market $442,250 Active 144 DOM
4. 2026-06-15
   days on market $442,250 Active 143 DOM
5. 2026-06-14
   days on market $442,250 Active 141 DOM
6. 2026-06-13
   days on market $442,250 Active 140 DOM
7. 2026-06-10
   days on market $442,250 Active 138 DOM
8. 2026-06-09
   days on market $442,250 Active 137 DOM
9. 2026-06-08
   days on market $442,250 Active 136 DOM
10. 2026-06-07
    days on market $442,250 Active 135 DOM
11. 2026-06-05
    days on market $442,250 Active 132 DOM
12. 2026-06-03
    days on market $442,250 Active 131 DOM
13. 2026-06-02
    days on market $442,250 Active 130 DOM
14. 2026-06-01
    days on market $442,250 Active 129 DOM
15. 2026-05-31
    days on market $442,250 Active 128 DOM
16. 2026-03-31
    price $442,250 706-char remark

    Show marketing remark (706 chars)

    Welcome tο 202 Yаcht Cοvе, a fully updаtеd 3-bedroom, 3-bath townhome idеаlly located mid-island with easy access to shopping, dining, beaches, and walking distance to Shelter Cove Marina. This move-in-ready residence features an open and functional floor plan, tasteful updates throughout, a cozy fireplace, and an oversized garage offering rare storage and parking flexibility. Each bedroom includes its own bath, providing privacy and comfort for owners and guests alike. Whether used as a primary residence or island retreat, this home offers a low-maintenance opportunity to enjoy the best of the Lowcountry lifestyle in one of Hilton Head's most convenient locations. Owner is LSCREA.

17. 2026-01-23
    listed $465,000 Active 706-char remark

    Show marketing remark (706 chars)

    Welcome tο 202 Yаcht Cοvе, a fully updаtеd 3-bedroom, 3-bath townhome idеаlly located mid-island with easy access to shopping, dining, beaches, and walking distance to Shelter Cove Marina. This move-in-ready residence features an open and functional floor plan, tasteful updates throughout, a cozy fireplace, and an oversized garage offering rare storage and parking flexibility. Each bedroom includes its own bath, providing privacy and comfort for owners and guests alike. Whether used as a primary residence or island retreat, this home offers a low-maintenance opportunity to enjoy the best of the Lowcountry lifestyle in one of Hilton Head's most convenient locations. Owner is LSCREA.

18. 2022-04-08
    soldstatus $339,000 335-char remark

    Show marketing remark (335 chars)

    Located in the desirable Yacht Cove community on Hilton Head, This 3 bedroom, 3 Bath, freshly painted has new flooring and a brand-new stove and refrigerator. Washer/Dryer in unit. Nice Sun deck. Water is included. 2-Car Tandem garage and driveway parking. Only 0.5mi from Shelter Cove Marina Harbor restaurants and shops -- on island.

19. 2022-04-07
    soldstatus $330,000
20. 2022-01-07
    listed $349,900 335-char remark

    Show marketing remark (335 chars)

    Located in the desirable Yacht Cove community on Hilton Head, This 3 bedroom, 3 Bath, freshly painted has new flooring and a brand-new stove and refrigerator. Washer/Dryer in unit. Nice Sun deck. Water is included. 2-Car Tandem garage and driveway parking. Only 0.5mi from Shelter Cove Marina Harbor restaurants and shops -- on island.

21. 2021-05-12
    listed $350,000
22. 1991-07-22
    soldstatus $90,000
23. 1988-12-01
    soldstatus $121,900

ⓘ 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: $4,950 · $412/mo
• Projected year-2 tax: $4,950 · $412/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: $48,429
• − Mortgage interest: −$24,773
• − Property taxes: −$4,950
• − Insurance: −$2,211
• − Repairs & maintenance: −$3,874
• − Management: −$3,874
• − Depreciation: −$12,865
• Taxable loss: −$4,118
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $4,256/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

+262.8% since first listed

8 events — show timeline

• 2026-03-31 Price Changed $442,250 RSMLS
• 2026-01-23 Listed $465,000 RSMLS
• 2022-04-08 Sold (MLS) $339,000 RSMLS
• 2022-04-07 Sold (Public Records) $330,000 Public Records
• 2022-01-07 Listed $349,900 RSMLS
• 2021-05-12 Listed $350,000 RSMLS
• 1991-07-22 Sold (Public Records) $90,000 Public Records
• 1988-12-01 Sold (Public Records) $121,900 Public Records

Property tax history

+20.1%/yr

Latest (2025): $4,950 · +1.1% YoY. Source: county tax records.