40 Folly Field Rd Unit A113 · Hilton Head Island, SC 29928

$267,000

1 bd · 1.0 ba · 540 sqft · SingleFamily · 108 Days on market

Built 1980 Good condition $494/sqft · at area comps Est $276k · at est. ↓ 14% since listing

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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).

• Cash flow +12.5/30.0
• ARV discount +9.0/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks MLS

Step intο thiѕ beаutіfully updatеd, fullу furnished villa in Hilton Hеаd Beach & Tennis and embrace effortless coastal living. Featuring sleek marble countertops, modern appliances, keyless entry, smart TVs, and thoughtfully curated décor, this turnkey retreat offers both style and comfort. Just a short stroll to the sandy shoreline, it comfortably sleeps 6 - ideal for unforgettable family getaways or a high-performing rental investment. Owners and guests enjoy resort-style amenities including two sparkling pools, on-site restaurants and beach bar, tennis and pickleball courts, fitness center, playground, bike paths, and convenient direct beach access - all in one of the island's most popular oceanfront communities.

Key facts

• Marble countertops
• Keyless entry
• Curated décor

Tags

• FULLY FURNISHED
• MARBLE COUNTERTOPS
• MODERN APPLIANCES
• KEYLESS ENTRY
• SMART TVS
• CURATED DÉCOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $267k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-41 ($-491/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (14.5% below list).
• Recommended offer: $228k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.2% local appreciation)).
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $75k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, 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 108 days — a 9% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $228,387 (14.5% 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 108 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $275,920
• List price: $267,000
• Delta: -3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.44×
• Total profit: $33,065
• Equity at exit: $123,185

10-year hold

• IRR: 10.3%
• Equity multiple: 2.59×
• Total profit: $118,589
• Equity at exit: $192,313

Cash invested: $74,760 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,400
• Tax est. 1.5%: −$334 /mo · $4,005/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-41

Break-even live

Break-even rent $2,336

Max offer price $261,079

Occupancy floor 97%

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $267,000 Active 108 DOM
2. 2026-06-17
   days on market $267,000 Active 107 DOM
3. 2026-06-16
   days on market $267,000 Active 106 DOM
4. 2026-06-15
   days on market $267,000 Active 105 DOM
5. 2026-06-14
   days on market $267,000 Active 103 DOM
6. 2026-06-13
   days on market $267,000 Active 102 DOM
7. 2026-06-10
   days on market $267,000 Active 100 DOM
8. 2026-06-09
   days on market $267,000 Active 99 DOM
9. 2026-06-08
   days on market $267,000 Active 98 DOM
10. 2026-06-07
    days on market $267,000 Active 97 DOM
11. 2026-06-05
    days on market $267,000 Active 94 DOM
12. 2026-06-03
    days on market $267,000 Active 93 DOM
13. 2026-06-02
    days on market $267,000 Active 92 DOM
14. 2026-06-01
    days on market $267,000 Active 91 DOM
15. 2026-05-31
    days on market $267,000 Active 90 DOM
16. 2026-05-12
    price $267,000 746-char remark

    Show marketing remark (736 chars)

    Step into this beautifully updated, fully furnished villa in Hilton Head Beach & Tennis and embrace effortless coastal living. Featuring sleek marble countertops, modern appliances, keyless entry, smart TVs, and thoughtfully curated décor, this turnkey retreat offers both style and comfort. Just a short stroll to the sandy shoreline, it comfortably sleeps 6 - ideal for unforgettable family getaways or a high-performing rental investment. Owners and guests enjoy resort-style amenities including two sparkling pools, on-site restaurants and beach bar, tennis and pickleball courts, fitness center, playground, bike paths, and convenient direct beach access - all in one of the island's most popular oceanfront communities.

17. 2026-05-12
    price $267,000 736-char remark

    Show marketing remark (736 chars)

    Step into this beautifully updated, fully furnished villa in Hilton Head Beach & Tennis and embrace effortless coastal living. Featuring sleek marble countertops, modern appliances, keyless entry, smart TVs, and thoughtfully curated décor, this turnkey retreat offers both style and comfort. Just a short stroll to the sandy shoreline, it comfortably sleeps 6 - ideal for unforgettable family getaways or a high-performing rental investment. Owners and guests enjoy resort-style amenities including two sparkling pools, on-site restaurants and beach bar, tennis and pickleball courts, fitness center, playground, bike paths, and convenient direct beach access - all in one of the island's most popular oceanfront communities.

18. 2026-04-02
    price $275,000 746-char remark

    Show marketing remark (736 chars)

    Step into this beautifully updated, fully furnished villa in Hilton Head Beach & Tennis and embrace effortless coastal living. Featuring sleek marble countertops, modern appliances, keyless entry, smart TVs, and thoughtfully curated décor, this turnkey retreat offers both style and comfort. Just a short stroll to the sandy shoreline, it comfortably sleeps 6 - ideal for unforgettable family getaways or a high-performing rental investment. Owners and guests enjoy resort-style amenities including two sparkling pools, on-site restaurants and beach bar, tennis and pickleball courts, fitness center, playground, bike paths, and convenient direct beach access - all in one of the island's most popular oceanfront communities.

19. 2026-04-02
    price $275,000 736-char remark

    Show marketing remark (736 chars)

    Step into this beautifully updated, fully furnished villa in Hilton Head Beach & Tennis and embrace effortless coastal living. Featuring sleek marble countertops, modern appliances, keyless entry, smart TVs, and thoughtfully curated décor, this turnkey retreat offers both style and comfort. Just a short stroll to the sandy shoreline, it comfortably sleeps 6 - ideal for unforgettable family getaways or a high-performing rental investment. Owners and guests enjoy resort-style amenities including two sparkling pools, on-site restaurants and beach bar, tennis and pickleball courts, fitness center, playground, bike paths, and convenient direct beach access - all in one of the island's most popular oceanfront communities.

20. 2026-03-02
    listed $280,000 Active 746-char remark

    Show marketing remark (736 chars)

    Step into this beautifully updated, fully furnished villa in Hilton Head Beach & Tennis and embrace effortless coastal living. Featuring sleek marble countertops, modern appliances, keyless entry, smart TVs, and thoughtfully curated décor, this turnkey retreat offers both style and comfort. Just a short stroll to the sandy shoreline, it comfortably sleeps 6 - ideal for unforgettable family getaways or a high-performing rental investment. Owners and guests enjoy resort-style amenities including two sparkling pools, on-site restaurants and beach bar, tennis and pickleball courts, fitness center, playground, bike paths, and convenient direct beach access - all in one of the island's most popular oceanfront communities.

21. 2026-03-02
    listed $280,000 Active 736-char remark

    Show marketing remark (736 chars)

    Step into this beautifully updated, fully furnished villa in Hilton Head Beach & Tennis and embrace effortless coastal living. Featuring sleek marble countertops, modern appliances, keyless entry, smart TVs, and thoughtfully curated décor, this turnkey retreat offers both style and comfort. Just a short stroll to the sandy shoreline, it comfortably sleeps 6 - ideal for unforgettable family getaways or a high-performing rental investment. Owners and guests enjoy resort-style amenities including two sparkling pools, on-site restaurants and beach bar, tennis and pickleball courts, fitness center, playground, bike paths, and convenient direct beach access - all in one of the island's most popular oceanfront communities.

22. 2025-05-05
    price $287,000
23. 2025-04-20
    price $291,600
24. 2025-04-10
    price $296,200
25. 2025-03-31
    price $300,800
26. 2025-03-20
    price $305,400
27. 2025-02-28
    listed $310,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,406
• − Mortgage interest: −$14,956
• − Property taxes: −$4,005
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$7,767
• Taxable loss: −$5,042
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $719/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This property is in good condition with a good location and amenities. It is a great investment opportunity for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Updating the flooring with a more modern material — Improves the overall look and feel of the home
• Both Upgrading the kitchen appliances — Enhances the functionality and appeal of the kitchen

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring with a more modern material — Improves the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — Enhances the functionality and appeal of the kitchen ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-13.9% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $267,000 RSMLS
• 2026-05-12 Price Changed $267,000 LRMLS
• 2026-04-02 Price Changed $275,000 RSMLS
• 2026-04-02 Price Changed $275,000 LRMLS
• 2026-03-02 Listed $280,000 RSMLS
• 2026-03-02 Listed $280,000 LRMLS
• 2025-05-05 Price Changed $287,000 RSMLS
• 2025-04-20 Price Changed $291,600 RSMLS
• 2025-04-10 Price Changed $296,200 RSMLS
• 2025-03-31 Price Changed $300,800 RSMLS
• 2025-03-20 Price Changed $305,400 RSMLS
• 2025-02-28 Listed $310,000 RSMLS