40 Folly Field Rd Unit A314 · Hilton Head Island, SC 29928

$274,000

1 bd · 1.0 ba · 540 sqft · Condo · 141 Days on market

Built 1980 Good condition $507/sqft · 15% below area Est $322k · 15% under ↓ 6% 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).

• ARV discount +14.2/15.0
• Appreciation +6.6/10.0
• Cash flow +5.2/30.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +0.0/10.0

Listing remarks MLS

This well‐maіntaіnеd one-bеdrοom oceanside villa іѕ located within the gated, resort-style Hilton Head Beach and Tennis community and offers beautiful Atlantic Ocean views. Enjoy easy beach access and ocean breezes from the private balcony. Sold fully-furnished for a truly turnkey experience, A314 features thoughtful updates including all new stainless steel kitchen appliances, a fully renovated bathroom with a walk-in shower, and sand-friendly luxury vinyl plank flooring in the living areas, kitchen, and bathroom. Recent mechanical improvements include a new hot water heater (2021) and a full HVAC replacement (2024). Hilton Head Beach and Tennis offers an amenity-rich coastal lifestyle with direct beach access, a community pool, tennis and pickleball courts, a fitness center, on-site dining, bike rentals, and 24-hour security. Conveniently located near shopping and dining, this villa is well suited for personal enjoyment, rental income, or a combination of both.

Key facts

• Community pool
• Private balcony
• Walk-in shower

Tags

• PRIVATE BALCONY
• FULLY RENOVATED BATHROOM
• WALK-IN SHOWER
• LUXURY VINYL PLANK FLOORING
• COMMUNITY POOL
• TENNIS AND PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-616 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (16.6% below list).
• Recommended offer: $228k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 3.0% in Hilton Head Island — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $11k 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.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $228,387 (16.6% 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 141 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.64%
• DSCR: 0.57
• GRM: 10.0

CMA / ARV

• ARV (median comp): $322,060
• List price: $274,000
• Delta: -14.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,337
• Equity at exit: $126,415

10-year hold

• IRR: 3.6%
• Equity multiple: 1.58×
• Total profit: $44,272
• Equity at exit: $197,355

Cash invested: $76,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,437
• Tax est. 1.5%: −$342 /mo · $4,110/yr
• Insurance: −$114
• HOA est. from 12 same-building comps: −$527
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-616

Break-even live

Break-even rent $3,064

Max offer price $184,821

Occupancy floor —

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $274,000 Active 141 DOM
2. 2026-06-17
   days on market $274,000 Active 140 DOM
3. 2026-06-16
   days on market $274,000 Active 139 DOM
4. 2026-06-15
   days on market $274,000 Active 138 DOM
5. 2026-06-14
   days on market $274,000 Active 136 DOM
6. 2026-06-13
   days on market $274,000 Active 135 DOM
7. 2026-06-10
   days on market $274,000 Active 133 DOM
8. 2026-06-09
   days on market $274,000 Active 132 DOM
9. 2026-06-08
   days on market $274,000 Active 131 DOM
10. 2026-06-07
    days on market $274,000 Active 130 DOM
11. 2026-06-05
    days on market $274,000 Active 127 DOM
12. 2026-06-03
    days on market $274,000 Active 126 DOM
13. 2026-06-02
    days on market $274,000 Active 125 DOM
14. 2026-06-01
    pricedays on market $274,000 Active 124 DOM
15. 2026-05-31
    days on market $279,000 Active 123 DOM
16. 2026-03-13
    price $279,000 985-char remark

    Show marketing remark (977 chars)

    This well-maintained one-bedroom oceanside villa is located within the gated, resort-style Hilton Head Beach and Tennis community and offers beautiful Atlantic Ocean views. Enjoy easy beach access and ocean breezes from the private balcony. Sold fully-furnished for a truly turnkey experience, A314 features thoughtful updates including all new stainless steel kitchen appliances, a fully renovated bathroom with a walk-in shower, and sand-friendly luxury vinyl plank flooring in the living areas, kitchen, and bathroom. Recent mechanical improvements include a new hot water heater (2021) and a full HVAC replacement (2024). Hilton Head Beach and Tennis offers an amenity-rich coastal lifestyle with direct beach access, a community pool, tennis and pickleball courts, a fitness center, on-site dining, bike rentals, and 24-hour security. Conveniently located near shopping and dining, this villa is well suited for personal enjoyment, rental income, or a combination of both.

17. 2026-03-13
    price $279,000 977-char remark

    Show marketing remark (977 chars)

    This well-maintained one-bedroom oceanside villa is located within the gated, resort-style Hilton Head Beach and Tennis community and offers beautiful Atlantic Ocean views. Enjoy easy beach access and ocean breezes from the private balcony. Sold fully-furnished for a truly turnkey experience, A314 features thoughtful updates including all new stainless steel kitchen appliances, a fully renovated bathroom with a walk-in shower, and sand-friendly luxury vinyl plank flooring in the living areas, kitchen, and bathroom. Recent mechanical improvements include a new hot water heater (2021) and a full HVAC replacement (2024). Hilton Head Beach and Tennis offers an amenity-rich coastal lifestyle with direct beach access, a community pool, tennis and pickleball courts, a fitness center, on-site dining, bike rentals, and 24-hour security. Conveniently located near shopping and dining, this villa is well suited for personal enjoyment, rental income, or a combination of both.

18. 2026-01-28
    listed $296,000 Active 985-char remark

    Show marketing remark (977 chars)

    This well-maintained one-bedroom oceanside villa is located within the gated, resort-style Hilton Head Beach and Tennis community and offers beautiful Atlantic Ocean views. Enjoy easy beach access and ocean breezes from the private balcony. Sold fully-furnished for a truly turnkey experience, A314 features thoughtful updates including all new stainless steel kitchen appliances, a fully renovated bathroom with a walk-in shower, and sand-friendly luxury vinyl plank flooring in the living areas, kitchen, and bathroom. Recent mechanical improvements include a new hot water heater (2021) and a full HVAC replacement (2024). Hilton Head Beach and Tennis offers an amenity-rich coastal lifestyle with direct beach access, a community pool, tennis and pickleball courts, a fitness center, on-site dining, bike rentals, and 24-hour security. Conveniently located near shopping and dining, this villa is well suited for personal enjoyment, rental income, or a combination of both.

19. 2026-01-28
    listed $296,000 Active 977-char remark

    Show marketing remark (977 chars)

    This well-maintained one-bedroom oceanside villa is located within the gated, resort-style Hilton Head Beach and Tennis community and offers beautiful Atlantic Ocean views. Enjoy easy beach access and ocean breezes from the private balcony. Sold fully-furnished for a truly turnkey experience, A314 features thoughtful updates including all new stainless steel kitchen appliances, a fully renovated bathroom with a walk-in shower, and sand-friendly luxury vinyl plank flooring in the living areas, kitchen, and bathroom. Recent mechanical improvements include a new hot water heater (2021) and a full HVAC replacement (2024). Hilton Head Beach and Tennis offers an amenity-rich coastal lifestyle with direct beach access, a community pool, tennis and pickleball courts, a fitness center, on-site dining, bike rentals, and 24-hour security. Conveniently located near shopping and dining, this villa is well suited for personal enjoyment, rental income, or a combination of both.

ⓘ 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: −$15,348
• − Property taxes: −$4,110
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$6,324
• − Depreciation: −$7,971
• Taxable loss: −$12,102
• Est. tax savings @ 24.0%: +$2,904
• After-tax cash flow: $-4,491/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 well-maintained one-bedroom oceanside villa offers beautiful Atlantic Ocean views and easy beach access. Recent updates include new appliances and a fully renovated bathroom. A cosmetic rehab is recommended to enhance curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace ceiling fans — Improves air circulation and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace ceiling fans — Improves air circulation and comfort ↑

ⓘ 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

-5.7% since first listed

4 events — show timeline

• 2026-03-13 Price Changed $279,000 RSMLS
• 2026-03-13 Price Changed $279,000 LRMLS
• 2026-01-28 Listed $296,000 RSMLS
• 2026-01-28 Listed $296,000 LRMLS