Residential Income Villa with Lagoon
For Sale
$314,900
111 Sutherland Way #111, Hilton Head Island, SC 29926
Updated kitchen, open living and dining areas, and a deck facing a lagoon setting define this low-maintenance condominium villa.
Property Size1,389 SF
Price / SF$226.71
Days on Market11
Property Features for 111 Sutherland Way #111
General Information
Standard status
Active
Size
1,389 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
1
Amenities
pool
assigned parking
Building Details
Year Built
1989
Listing Agency:
Howard Hanna Allen Tate Lowcountry
(843) 837-7773
Listed By:
Michael Broadhurst · License #4130
(843) 837-7773
Source:
Thebroadhurstgroup
Added: Aug 22
Changed: Aug 31
Last Checked: Aug 31 at 2:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Howard Hanna Allen Tate Lowcountry
Investment Insights
Based on property information with market context.
This 1,389-square-foot villa in The Gatherings includes two bedrooms and 2.5 baths within a condominium community established in 1989. An updated kitchen connects with the dining and living areas, while a wooden deck looks toward a lagoon setting. The layout provides a defined residential interior with outdoor space for everyday use.
The community is positioned near the foot of the Hilton Head bridge, with Bluffton, Bluffton Parkway, shopping, dining, and daily conveniences described as minutes away. Regime services include building maintenance, landscaping, insurance components, common water and sewer, pest control, refuse, and pool maintenance. Additional community features include a pool and assigned parking. The property address is 111 Sutherland Way #111, Hilton Head Island, SC 29926.
The community is positioned near the foot of the Hilton Head bridge, with Bluffton, Bluffton Parkway, shopping, dining, and daily conveniences described as minutes away. Regime services include building maintenance, landscaping, insurance components, common water and sewer, pest control, refuse, and pool maintenance. Additional community features include a pool and assigned parking. The property address is 111 Sutherland Way #111, Hilton Head Island, SC 29926.
Key Highlights
- 1,389 SF villa with 2 bedrooms and 2.5 baths
- Updated kitchen opens to the dining and living areas
- Wooden deck overlooks a lagoon setting
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,805
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.70%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$296,100
$296.1K
Cap Rate 7%
$211,500
$211.5K
Cap Rate 9%
$164,500
$164.5K
Market Conditions
NOI Build-Up for 1,389 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$28.3K $20.40/SF
− Vacancy
−$1.4K −$1.02/SF
EGI
$26.9K $19.38/SF
− OpEx
−$12.1K −$8.72/SF
NOI
$14.8K $10.66/SF
Area
Beaufort County, SC
Vacancy
5.00%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$296,100
Cap Rate 7%
$211,500
Cap Rate 9%
$164,500
Alternative Uses
Best Use
Apartment 5plus
$211.5K
$185.1K – $246.8K
NOI $14,805 @ 7.0% cap · market cap 4.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$419.1K
$366.7K – $488.9K
NOI $29,336 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
Explore this area
Business Placement
Demographics for 29926, SC
24,832
Population
12,642
Households
2
Avg Household Size
56
Median Age
52%
College-Educated
91%
High-School Grad
28.7 sq mi
ZIP Area
865
Density / Sq Mi
$101,573
Median Household Income
$44,019
Median Earnings
$1,448
Median Rent
$600,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated kitchen, open living and dining areas, and a deck facing a lagoon setting define this low-maintenance condominium villa.
Where is this residential income property located?
The property is located at 111 Sutherland Way #111 Hilton Head Island, SC.
What is the asking price?
The asking price for this property is $314,900.
What are key features of this property?
This property features: 1,389 SF villa with 2 bedrooms and 2.5 baths; Updated kitchen opens to the dining and living areas; Wooden deck overlooks a lagoon setting
