1 Estella Way

Hilton Head Island, South Carolina, 29926

Redeemable DeedpendingSells Oct 5, 2026 · 4 days ago

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SqFt: 0
Lot Size: 69,696
APN: R510 010 000 0018 0000

Property Type: Land
Distressed: No
Vacant: No
Owner Type: Other
Owner Status: Absentee (In State)
Length of Ownership: 9 Years 2 Months
Purchase Method: Cash Purchase
County: Beaufort

Value

Estimated Value: $1,342,000
County Market Value: $231,000; 2025
Assessed Value: $6,460; 2025

Mortgage & Debt

Open Mortgages: 1
Estimated Balance: $30,000
Lien Flags: None recorded; RealEstateAPI flags · not a lien search

Last Sale

Document Type: Correction Deed

Opportunity

Opening Bid: $8,596
Bid / Value: 0.64%; of $1,342,000
Property Tax 2025: $7,127; annual bill · not the amount owed
Equity (est.): $1,313,031; 97%

Opening bid

$8,596

Assessed value

$6,460

Market / AVM

$1,342,000

Property tax 2025

$7,127

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 10/1/2026

Ownership Information

Owner 1 Name: Rosa G Simmons
Owner 2 Name: The Charles E Simmons Jr And Rosa G Simm
Owner Type: Other
Corporate Owned: No

Land/Location Information

APN: R510 010 000 0018 0000
Property Class: The general use for the property is for residential purposes
Property Type: Residential (General/Single)

Deal analysis

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #
10/03/2024	First	$30,000	Open End Mortgage / Open End With Future Advance Clause	Kennth Simmons, Sr, & Cheryl Simmons	10	10/30/2025	2024043688

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #	Open
10/03/2024	First	$30,000	Open End Mortgage / Open End With Future Advance Clause	Kennth Simmons, Sr, & Cheryl Simmons	10	10/30/2025	2024043688	Yes

Sale Date	Recorded	Document	Doc #	Arm's Length	Method	Buyer	Seller
07/18/2017	07/21/2017	Correction Deed	2017039454	No	Cash Purchase	Rosa G Simmons, The Charles E Simmons Jr And Rosa G Simm	Palmer E Simmons, Estate Of Charles E Simmons Jr
10/11/2002	10/21/2002	Intrafamily Transfer	2002068922	No	Cash Purchase	Charles Simmons Jr	Charles Simmons Sr

Your maximum bid

$780,078

Walk away above this. Projected profit at the ceiling: $402,600 (30% of ARV).

Opening bid $8,596

Room to bid $771,482

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$285,985

Under max by $494,093

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for SC|Redeemable Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $1,342,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $1,342,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$107,360
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical SC range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical SC recording and deed issuance cost.: −$250
Holding costs (24 months)assumed Taxes, insurance, and securing the property at ~$2,013/month.: −$48,312
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$402,600
Maximum bid: $780,078

If the owner redeems

Flat penalty

You'd receive

$23,402

Window

365 days

A 3% flat penalty applies if the owner redeems. It is a penalty, not annual interest — the rate does not change with how early they redeem.

Quoted elsewhere as 12% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE PENALTY IS CAPPED AT THE OPENING BID. § 12-51-90 provides that interest due on redemption may not exceed the forfeited land commission's bid under § 12-51-55 — roughly taxes plus costs. The tiers above are therefore a ceiling reached only by a bid at or near the minimum; a purchase at several times the minimum collects the same capped sum, so the effective yield falls as the premium rises.
South Carolina's ratio depends on the property's CLASS, and this entry uses the 6% residual. A parcel actually carrying the 4% legal-residence ratio will have its ARV understated by a third here, which is the safe direction. A manufacturing or utility parcel assessed at 10.5% is the dangerous one: dividing by 0.06 overstates its value by roughly 1.75x. Confirm the class on the assessor's record before bidding on anything that is not ordinary residential or commercial land.

1 Estella Way

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Land/Location Information

1 Estella Way

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Land/Location Information

Legal Description

Tax Assessment Information

Last Non-Arm's Length Ownership Transfer

Recording Information

Buyer/Seller Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

Distress Flags

Area

Fair Market Rents

Tax Assessment Information

Open Mortgages

Mortgage History

Sale History

County records

Beaufort County rules

Historical comps

Verify before you bid