58 Pine Burr Rd W · Hilton Head Island, SC 29926

$340,000

4 bd · 3.0 ba · 1,250 sqft · Condo public records · 22 Days on market

Built 1985

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity centrally located at the foot of the Hilton Head bridges, in the community of The Gatherings. Just off Hwy 278 and steps to the Tanger Outlets offers you a detached villa with 3 large bedrooms 3 full bathrooms and a finished bonus room. This home features ceramic tile, hardwood floors, a fireplace and a beautiful patio overlooking the lagoon. The house has just been painted on the outside. The landscaping is well maintained by the regime. New washer, dryer, and dishwasher. Zoned for Hilton Head Island schools. Convenient to Bluffton and Savannah. HOA includes flood insurance.

Key facts

• Detached villa
• Ceramic tile
• Hardwood floors

Tags

• DETACHED VILLA
• CERAMIC TILE
• HARDWOOD FLOORS
• FIREPLACE
• WELL MAINTAINED LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/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 $326k (4.1% below list).
• Recommended offer: $326k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 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 40% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 22 days — a 2% lower offer ($335k) 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.
• Current owner paid $73k; list at $340k implies a 366% gain — meaningful room to come down on a strong offer.

Recommended offer $326,051 (4.1% below list)

Questions for the listing agent

1. 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?
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 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: 0.96% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.7

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-31,133
• Equity at exit: $50,695

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-21,258
• Equity at exit: $29,397

Cash invested: $95,200 (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 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 385
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,261 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $528

Break-even live

Break-even rent $2,592

Max offer price $340,000

Occupancy floor 79%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Old South Ct Bluffton, SC	3.0	2.0	1450	$2,100	$1.45	21d	1	0.19mi
29 Edgewater Cir Bluffton, SC	1.0–3.0	1.0–2.0	1089	$2,460	$2.26	13d	25	0.37mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-15
   days on market $340,000 Active 22 DOM
2. 2026-06-14
   days on market $340,000 Active 20 DOM
3. 2026-06-13
   days on market $340,000 Active 19 DOM
4. 2026-06-10
   days on market $340,000 Active 17 DOM
5. 2026-06-09
   days on market $340,000 Active 16 DOM
6. 2026-06-08
   days on market $340,000 Active 15 DOM
7. 2026-06-07
   days on market $340,000 Active 14 DOM
8. 2026-06-05
   days on market $340,000 Active 11 DOM
9. 2026-06-03
   days on market $340,000 Active 10 DOM
10. 2026-06-02
    days on market $340,000 Active 9 DOM
11. 2026-06-01
    days on market $340,000 Active 8 DOM
12. 2026-05-31
    days on market $340,000 Active 7 DOM
13. 2026-05-25
    listed $340,000 Active
14. 2025-09-03
    historical $2,600
15. 2025-08-28
    price $2,600
16. 2025-08-08
    listed $2,800
17. 2015-01-29
    soldstatus $73,000
18. 2006-02-09
    soldstatus $220,000
19. 2006-02-08
    soldstatus $220,000
20. 2004-09-28
    soldstatus $120,000
21. 2004-05-17
    soldstatus $85,000
22. 1993-08-12
    soldstatus $61,000
23. 1990-03-02
    soldstatus $60,500
24. 1984-09-01
    soldstatus $73,700

ⓘ 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: $1,473 · $123/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$465/yr (+$39/mo · 31.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,126
• − Mortgage interest: −$19,045
• − Property taxes: −$1,473
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,130
• − Management: −$3,130
• − Depreciation: −$9,891
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $6,159/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

• 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

+361.3% since first listed

12 events — show timeline

• 2026-05-25 Listed $340,000 FSBO.com
• 2025-09-03 Rental Removed $2,600 APPFOLIO
• 2025-08-28 Price Changed $2,600 APPFOLIO
• 2025-08-08 Listed for Rent $2,800 APPFOLIO
• 2015-01-29 Sold (Public Records) $73,000 Public Records
• 2006-02-09 Sold (Public Records) $220,000 Public Records
• 2006-02-08 Sold (Public Records) $220,000 Public Records
• 2004-09-28 Sold (Public Records) $120,000 Public Records
• 2004-05-17 Sold (Public Records) $85,000 Public Records
• 1993-08-12 Sold (Public Records) $61,000 Public Records
• 1990-03-02 Sold (Public Records) $60,500 Public Records
• 1984-09-01 Sold (Public Records) $73,700 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,473 · +1.7% YoY. Source: county tax records.