Property Comparison
A comprehensive long-term investment analysis prepared for your review.
Property Overview
Side-by-side snapshot of both homes in Sea Pines, Hilton Head Island
91 Lawton Road
Sea Pines Central · Hilton Head Island, SC 29928
7 Wildwood Court
Sea Pines Central · Hilton Head Island, SC 29928
Beach Access — 91 Lawton Road Advantage
The private back-gate shortcut to the beach is a significant rental and resale differentiator
Beach Access
91 Lawton Road has a private back-gate shortcut providing direct, convenient access to the beach — a rare and highly marketable feature in Sea Pines.
Properties with direct beach access earn approximately 22% more per night than comparable listings without it (AirDNA national data). Applied to Lawton's projected gross, this access contributes an estimated $22,818/yr in additional revenue potential.
Direct or shortcut beach access in Sea Pines is a premium feature that buyers actively seek. Conservative estimate: $50,000–$100,000 in additional resale value over a comparable property without this access. This advantage compounds with appreciation over time.
Beach proximity is the single most-searched filter for Hilton Head vacation rentals. A private shortcut — rather than a standard community walkover — means guests can reach the beach in minutes with chairs, coolers, and children without navigating parking or crowds. This translates directly into higher nightly rates, better reviews, more repeat bookings, and a stronger resale story when the time comes to sell.
Financial Analysis
Rental income, operating expenses, and investment returns
Monthly Rental Revenue
Lawton projects $103,719 gross vs. Wildwood at $88,451 — a $15,268 annual advantage.
- 91 Lawton Rd
- 7 Wildwood Ct
| Expense | 91 Lawton Rd | 7 Wildwood Ct | Difference |
|---|---|---|---|
| Property Taxes | $9,967 | $8,100 | +$1,867 |
| Flood Insurance | $3,200 | — | +$3,200 |
| Homeowners Ins. | $5,530 | $5,408 | +$122 |
| Electric | $2,760 | $2,400 | +$360 |
| Cable/Internet | $989 | $1,020 | -$31 |
| Water/Sewer | $900 | $840 | +$60 |
| Landscaping | $2,496 | $1,200 | +$1,296 |
| Pool Service | $3,000 | $2,400 | +$600 |
| Pest Control | $330 | $600 | -$270 |
| Trash | $3,600 | — | +$3,600 |
| POA Fee | $2,065 | $2,413 | -$348 |
| TOTAL | $34,837 | $24,381 | +$10,456 |
Features & Amenities
Property condition, upgrades, and lifestyle amenities from walkthrough observations
91 Lawton Road
7 Wildwood Court
| Feature | 91 Lawton Rd | 7 Wildwood Ct |
|---|---|---|
| Private Pool | ✓ Resurfaced 2022 | ✓ Needs Deep Clean |
| Private Beach Shortcut | ✓ Back-Gate Access ★ | — |
| Fireplace | — | ✓ |
| Irrigation System | ✓ New | — |
| Gutters | ✓ New (2021/22) | — |
| Screened Porch | — | ✓ |
| Furniture | ✓ New (2022) | Old — Replace Needed |
| Flooring | ✓ Tile/Stone | Partially Damaged |
| Bathrooms | ✓ Updated | Dated — Reno Needed |
| Mold | None noted | Suspected — Inspect |
| Roof | Unknown age | 2007 — Replace Soon |
| Fully Stocked Kitchen | ✓ | — |
| New Washer/Dryer | ✓ (2023/24) | — |
| Beach Gear Provided | ✓ | — |
| Game Closet | ✓ | — |
| Cathedral Ceilings | ✓ | ✓ |
| Golf Access | 3 Courses | Public |
| Community Pool | ✓ | ✓ |
| Marina / Deep Water | ✓ | — |
| Pickle Ball | ✓ | — |
Renovation Cost Estimator
Adjust each slider to model your renovation budget for 7 Wildwood Court and see the true all-in cost
7 Wildwood Court — Pre-Rental Renovation Budget
Drag each slider to set your renovation budget estimate. The effective all-in cost updates in real time.
Wildwood's effective cost exceeds Lawton by $7,400 — without the rental history, turn-key readiness, or beach access.
At Wildwood's projected NOI of $53,456/yr, it would take approximately 1.9 years of rental income just to recoup the renovation costs — before any return on the purchase price.
Risk Assessment
Disclosure findings, walkthrough observations, and investment risk factors
91 Lawton Road
7 Wildwood Court
Investment Profile Radar
Relative scoring across seven key investment dimensions (higher = better).
- 91 Lawton Rd
- 7 Wildwood Ct
Resale & Long-Term Value
10-year appreciation projections and resale positioning for both properties
At 4% annual appreciation. Plus ~$282,180 cumulative NOI over 5 years.
At 4% annual appreciation. Minus renovation costs reduces net gain significantly.
Private beach shortcut adds a durable premium to Lawton's resale value that compounds with appreciation.
10-Year Total Return Projection
Property value at 4% annual appreciation + cumulative NOI at 2.5% annual growth. Projections are illustrative only.
- 91 Lawton (Value + NOI)
- 7 Wildwood (Value + NOI)
* Wildwood projection does not deduct pre-rental renovation costs. Net return would be lower by $60K–$100K+.
The Verdict
Long-term investment recommendation based on all available data and walkthrough observations
91 Lawton Road
RecommendedChoose 91 Lawton if: your primary goal is maximizing rental income from day one. This property is fully renovated, turn-key, and has a proven track record — $88,707 gross in 2025 with $48,000+ already booked for 2026. The private back-gate beach shortcut adds a meaningful rental premium and resale advantage. Landscaping is mature and requires no additional investment.
The flood zone designation requires ongoing insurance ($3,200/yr) and is the primary risk factor. The 2022 renovation significantly reduces near-term capital expenditure risk.
7 Wildwood Court
Significant IssuesWildwood offers a lower list price and no flood zone exposure, but the walkthrough revealed significant condition issues: imminent roof replacement, old furniture, partially damaged flooring, suspected mold, dated bathrooms, and a pool needing at minimum a deep clean.
These items represent an estimated $60,000–$100,000+ in pre-rental capital investment — bringing the effective all-in cost to $1,410,000–$1,450,000, comparable to Lawton but without the rental history, beach access, or turn-key readiness.
| Category | 91 Lawton Rd | 7 Wildwood Ct | Edge |
|---|---|---|---|
| List Price | $1,445,000 | $1,349,900 | Wildwood |
| Effective All-In | $1,445,000 | $1,410K–$1,450K+ | Lawton |
| Gross Rental Revenue | $103,719 | $88,451 | Lawton |
| Net Operating Income | $56,436 | $53,456 | Lawton |
| Cap Rate | 3.91% | 3.96% | Wildwood |
| Beach Shortcut | ✓ Private Back-Gate | — | Lawton |
| Rental History | $88K+ (2025) | None | Lawton |
| Renovation Status | Turn-Key (2022) | $60K–$100K Needed | Lawton |
| Roof | Unknown age | 2007 — Replace Now | Lawton |
| Furniture | New (2022) | Old — Replace Needed | Lawton |
| Flooring | Tile/Stone | Partial Damage | Lawton |
| Mold Risk | None noted | Suspected — Inspect | Lawton |
| Bathrooms | Updated | Dated — Reno Needed | Lawton |
| Pool | Resurfaced & New | Needs Deep Clean | Lawton |
| Flood Zone | YES — Risk + Cost | No Flood Zone | Wildwood |
| Landscaping | Mature — No Work | Mature — No Work | Tie |
| Location | Cul-de-sac | Cul-de-sac | Tie |
| 5-Yr Resale Est. | $1,758,063 | $1,642,360 | Lawton |
91 Lawton Road — The Stronger Overall Investment
91 Lawton Road is the stronger choice for investors seeking immediate, reliable rental income. With a proven 2025 track record, a fully renovated interior, an established management relationship, and a private back-gate beach shortcut, this property is ready to produce revenue from day one. The projected gross of $103,719/yr and cap rate of 3.91% represent a compelling return. The flood zone designation is the primary risk and must be factored into long-term cost modeling.
7 Wildwood Court has genuine strengths — no flood zone, lower list price, architectural character — but the walkthrough revealed a property that requires significant pre-rental investment. Roof replacement, full furniture replacement, floor repairs, suspected mold remediation, bathroom renovations, and pool work collectively represent $60,000–$100,000+ in additional capital before the property could generate competitive rental income. Once those costs are factored in, Wildwood's effective all-in cost matches or exceeds Lawton's asking price — without the rental history, beach access, or turn-key readiness.
Bottom Line: For clients prioritizing long-term value, immediate income, and minimal friction, 91 Lawton Road presents the stronger overall investment at this time. If Wildwood's price were renegotiated to reflect the required renovation costs, the calculus could change.
This analysis is based on documents provided and walkthrough observations. All financial projections are estimates. Clients should consult a licensed real estate professional, financial advisor, and inspector before making any purchasing decision.
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Lawton 2025 actual gross was $88,707 — the $103K projection is based on KeyData market analysis for a full optimized year.