17 Harbourside Ln #7101 · Hilton Head Island, SC 29928

$365,000

1 bd · 1.5 ba · 1,002 sqft · Condo public records · 48 Days on market

Built 1983 $364/sqft · 34% below area Est $554k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks MLS

Prime luxurу loсatіοn on Hiltοn Ηead Island in the heart of Ѕhеlter Cove! This tastefully furnished poolside end-unit villa offers the perfect blend of comfort, convenience, and coastal lifestyle. Enjoy elevator access, pet-friendly living, and a private balcony ideal for al fresco dining. Recent updates include all new flooring, fresh interior paint, newer HVAC, and a hot water tank. Owners enjoy access to all the world-class amenities of Palmetto Dunes, including private beach access, golf, tennis, pickleball, biking trails, and more. Prime location with owner-access walking gate to the shops, waterfront dining, entertainment, and marina at Shelter Cove Harbour & Marina. Excellent primary residence, vacation getaway, or investment opportunity in one of Hilton Head's most desirable resort communities.

Key facts

• Spa style bath
• Private balcony
• Beach access

Tags

• ELEVATOR ACCESS
• PET FRIENDLY
• PALMETTO DUNES AMENITIES
• BEACH ACCESS
• PRIVATE BALCONY
• SPA STYLE BATH

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (22.1% below list).
• Recommended offer: $284k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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; 2 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 35% 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 ($3k loan paydown + $12k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $180k; list at $365k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $284,244 (22.1% 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 48 days. Have you received any prior offers? Is the seller open to a 22% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.78% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 10.7

CMA / ARV

• ARV (median comp): $554,176
• List price: $365,000
• Delta: -34.14%
• 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: 3.0%
• Equity multiple: 1.17×
• Total profit: $17,736
• Equity at exit: $168,399

10-year hold

• IRR: 6.4%
• Equity multiple: 2.01×
• Total profit: $103,001
• Equity at exit: $262,900

Cash invested: $102,200 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,842 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$296 /mo · $3,557/yr
• Insurance: −$152
• HOA est. from 3 same-building comps: −$371
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-488

Break-even live

Break-even rent $3,460

Max offer price $278,773

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-385	+0% $-488	+5% $-591	+10% $-695
Rent	-10% $-713	-5% $-600	+0% $-488	+5% $-376	+10% $-264
Rate	-1.0pp $-304	-0.5pp $-395	base $-488	+0.5pp $-583	+1.0pp $-679

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	22d	1	1.29mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	44d	1	1.45mi

HOA detail condo

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

Listing history 39 events

1. 2026-06-18
   days on market $365,000 Active 48 DOM
2. 2026-06-17
   days on market $365,000 Active 47 DOM
3. 2026-06-16
   days on market $365,000 Active 46 DOM
4. 2026-06-15
   days on market $365,000 Active 45 DOM
5. 2026-06-14
   pricedays on market $365,000 Active 43 DOM
6. 2026-06-13
   days on market $375,000 Active 42 DOM
7. 2026-06-10
   days on market $375,000 Active 40 DOM
8. 2026-06-09
   days on market $375,000 Active 39 DOM
9. 2026-06-08
   days on market $375,000 Active 38 DOM
10. 2026-06-07
    days on market $375,000 Active 37 DOM
11. 2026-06-05
    days on market $375,000 Active 34 DOM
12. 2026-06-03
    days on market $375,000 Active 33 DOM
13. 2026-06-02
    days on market $375,000 Active 32 DOM
14. 2026-06-01
    days on market $375,000 Active 31 DOM
15. 2026-05-31
    days on market $375,000 Active 30 DOM
16. 2026-05-08
    status Active 839-char remark

    Show marketing remark (839 chars)

    Prime luxurу loсatіοn on Hiltοn Ηead Island in the heart of Ѕhеlter Cove! This tastefully furnished poolside end-unit villa offers the perfect blend of comfort, convenience, and coastal lifestyle. Enjoy elevator access, pet-friendly living, and a private balcony ideal for al fresco dining. Recent updates include all new flooring, fresh interior paint, newer HVAC, and a hot water tank. Owners enjoy access to all the world-class amenities of Palmetto Dunes, including private beach access, golf, tennis, pickleball, biking trails, and more. Prime location with owner-access walking gate to the shops, waterfront dining, entertainment, and marina at Shelter Cove Harbour & Marina. Excellent primary residence, vacation getaway, or investment opportunity in one of Hilton Head's most desirable resort communities.

17. 2026-05-08
    price $375,000 839-char remark

    Show marketing remark (839 chars)

    Prime luxurу loсatіοn on Hiltοn Ηead Island in the heart of Ѕhеlter Cove! This tastefully furnished poolside end-unit villa offers the perfect blend of comfort, convenience, and coastal lifestyle. Enjoy elevator access, pet-friendly living, and a private balcony ideal for al fresco dining. Recent updates include all new flooring, fresh interior paint, newer HVAC, and a hot water tank. Owners enjoy access to all the world-class amenities of Palmetto Dunes, including private beach access, golf, tennis, pickleball, biking trails, and more. Prime location with owner-access walking gate to the shops, waterfront dining, entertainment, and marina at Shelter Cove Harbour & Marina. Excellent primary residence, vacation getaway, or investment opportunity in one of Hilton Head's most desirable resort communities.

18. 2026-05-07
    historical 839-char remark

    Show marketing remark (839 chars)

    Prime luxurу loсatіοn on Hiltοn Ηead Island in the heart of Ѕhеlter Cove! This tastefully furnished poolside end-unit villa offers the perfect blend of comfort, convenience, and coastal lifestyle. Enjoy elevator access, pet-friendly living, and a private balcony ideal for al fresco dining. Recent updates include all new flooring, fresh interior paint, newer HVAC, and a hot water tank. Owners enjoy access to all the world-class amenities of Palmetto Dunes, including private beach access, golf, tennis, pickleball, biking trails, and more. Prime location with owner-access walking gate to the shops, waterfront dining, entertainment, and marina at Shelter Cove Harbour & Marina. Excellent primary residence, vacation getaway, or investment opportunity in one of Hilton Head's most desirable resort communities.

19. 2026-05-05
    status Active 839-char remark

    Show marketing remark (839 chars)

    Prime luxurу loсatіοn on Hiltοn Ηead Island in the heart of Ѕhеlter Cove! This tastefully furnished poolside end-unit villa offers the perfect blend of comfort, convenience, and coastal lifestyle. Enjoy elevator access, pet-friendly living, and a private balcony ideal for al fresco dining. Recent updates include all new flooring, fresh interior paint, newer HVAC, and a hot water tank. Owners enjoy access to all the world-class amenities of Palmetto Dunes, including private beach access, golf, tennis, pickleball, biking trails, and more. Prime location with owner-access walking gate to the shops, waterfront dining, entertainment, and marina at Shelter Cove Harbour & Marina. Excellent primary residence, vacation getaway, or investment opportunity in one of Hilton Head's most desirable resort communities.

20. 2026-02-03
    historical 839-char remark

    Show marketing remark (839 chars)

    Prime luxurу loсatіοn on Hiltοn Ηead Island in the heart of Ѕhеlter Cove! This tastefully furnished poolside end-unit villa offers the perfect blend of comfort, convenience, and coastal lifestyle. Enjoy elevator access, pet-friendly living, and a private balcony ideal for al fresco dining. Recent updates include all new flooring, fresh interior paint, newer HVAC, and a hot water tank. Owners enjoy access to all the world-class amenities of Palmetto Dunes, including private beach access, golf, tennis, pickleball, biking trails, and more. Prime location with owner-access walking gate to the shops, waterfront dining, entertainment, and marina at Shelter Cove Harbour & Marina. Excellent primary residence, vacation getaway, or investment opportunity in one of Hilton Head's most desirable resort communities.

21. 2026-01-29
    listed $325,000 Active 839-char remark

    Show marketing remark (839 chars)

    Prime luxurу loсatіοn on Hiltοn Ηead Island in the heart of Ѕhеlter Cove! This tastefully furnished poolside end-unit villa offers the perfect blend of comfort, convenience, and coastal lifestyle. Enjoy elevator access, pet-friendly living, and a private balcony ideal for al fresco dining. Recent updates include all new flooring, fresh interior paint, newer HVAC, and a hot water tank. Owners enjoy access to all the world-class amenities of Palmetto Dunes, including private beach access, golf, tennis, pickleball, biking trails, and more. Prime location with owner-access walking gate to the shops, waterfront dining, entertainment, and marina at Shelter Cove Harbour & Marina. Excellent primary residence, vacation getaway, or investment opportunity in one of Hilton Head's most desirable resort communities.

22. 2024-07-01
    price $349,900
23. 2024-03-27
    price $399,000
24. 2024-02-01
    price $425,000
25. 2023-10-27
    status Active
26. 2023-10-16
    listed $450,000
27. 2020-09-03
    soldstatus $180,000
28. 2019-06-11
    listed $184,900
29. 2015-08-21
    listed $198,975
30. 2014-01-07
    listed $209,900
31. 2010-07-12
    listed $265,000
32. 2008-05-22
    listed $289,000
33. 2007-05-21
    listed $298,000
34. 2006-05-22
    soldstatus $265,000
35. 2006-05-19
    soldstatus $265,000
36. 2006-01-10
    listed $272,000
37. 1995-07-11
    soldstatus $76,000
38. 1993-05-24
    soldstatus $65,000
39. 1983-07-01
    soldstatus $125,000

ⓘ 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: $3,557 · $296/mo
• Projected year-2 tax: $3,557 · $296/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: $34,109
• − Mortgage interest: −$20,446
• − Property taxes: −$3,557
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − HOA: −$4,452
• − Depreciation: −$10,618
• Taxable loss: −$12,247
• Est. tax savings @ 24.0%: +$2,939
• After-tax cash flow: $-2,918/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

+200.0% since first listed

24 events — show timeline

• 2026-05-08 Relisted — RSMLS
• 2026-05-08 Price Changed $375,000 RSMLS
• 2026-05-07 Delisted — RSMLS
• 2026-05-05 Relisted — RSMLS
• 2026-02-03 Delisted — RSMLS
• 2026-01-29 Listed $325,000 RSMLS
• 2024-07-01 Price Changed $349,900 RSMLS
• 2024-03-27 Price Changed $399,000 RSMLS
• 2024-02-01 Price Changed $425,000 RSMLS
• 2023-10-27 Relisted — RSMLS
• 2023-10-16 Listed $450,000 RSMLS
• 2020-09-03 Sold (Public Records) $180,000 Public Records
• 2019-06-11 Listed $184,900 RSMLS
• 2015-08-21 Listed $198,975 RSMLS
• 2014-01-07 Listed $209,900 RSMLS
• 2010-07-12 Listed $265,000 RSMLS
• 2008-05-22 Listed $289,000 RSMLS
• 2007-05-21 Listed $298,000 RSMLS
• 2006-05-22 Sold (Public Records) $265,000 Public Records
• 2006-05-19 Sold (MLS) $265,000 RSMLS
• 2006-01-10 Listed $272,000 RSMLS
• 1995-07-11 Sold (Public Records) $76,000 Public Records
• 1993-05-24 Sold (Public Records) $65,000 Public Records
• 1983-07-01 Sold (Public Records) $125,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,557 · +1.1% YoY. Source: county tax records.