300 Woodhaven Dr #4302 · Hilton Head Island, SC 29928

$149,900

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 118 Days on market

Built 1984 $144/sqft · 6% below area Est $179k · 16% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lagoon аnd gardеn viеwѕ! Rare find аt thе Seabrook of Hilton Hеаd-2-bedroom, 2 full bath condominium with coveted lagoon view. 1167 square feet with lots of upgrades. Each unit has its own separate storage unit in the building. Spacious balcony from this 3rd floor unit offers enough seating space to enjoy breakfast while enjoying the water sounds. 2nd bedroom includes custom built in with bookshelves and desk. The Seabrook of Hilton Head is a 55+ retirement community that offers amenities to include concierge services, exercise room, outdoor pool, to name a few. On-site laundry room on every floor. This unit is a must see!

Key facts

• Lagoon views
• Spacious balcony
• Custom built in

Tags

• LAGOON VIEWS
• GARDEN VIEWS
• SEPARATE STORAGE UNIT
• SPACIOUS BALCONY
• CUSTOM BUILT IN
• CONCIERGE SERVICES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 42% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. 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?
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. 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.
7. 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.
8. 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: 2.29% ✓
• Cap rate: 20.86%
• Cash-on-cash: 52.01%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (median comp): $179,343
• List price: $149,900
• Delta: -16.42%
• 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: 57.5%
• Equity multiple: 4.25×
• Total profit: $136,335
• Equity at exit: $69,159

10-year hold

• IRR: 57.0%
• Equity multiple: 8.67×
• Total profit: $322,034
• Equity at exit: $107,969

Cash invested: $41,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $3,428 high
• Mortgage (P&I): −$786
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $1,819

Break-even live

Break-even rent $1,125

Max offer price $149,900

Occupancy floor 42%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	13d	1	0.43mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	13d	1	0.51mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	13d	1	0.64mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	13d	1	0.78mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	21d	1	0.88mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	13d	1	1.08mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $149,900 Active 118 DOM
2. 2026-06-17
   days on market $149,900 Active 117 DOM
3. 2026-06-16
   days on market $149,900 Active 116 DOM
4. 2026-06-15
   days on market $149,900 Active 115 DOM
5. 2026-06-14
   days on market $149,900 Active 113 DOM
6. 2026-06-13
   days on market $149,900 Active 112 DOM
7. 2026-06-10
   days on market $149,900 Active 110 DOM
8. 2026-06-09
   days on market $149,900 Active 109 DOM
9. 2026-06-08
   days on market $149,900 Active 108 DOM
10. 2026-06-07
    days on market $149,900 Active 107 DOM
11. 2026-06-05
    days on market $149,900 Active 104 DOM
12. 2026-06-03
    days on market $149,900 Active 103 DOM
13. 2026-06-02
    days on market $149,900 Active 102 DOM
14. 2026-06-01
    days on market $149,900 Active 101 DOM
15. 2026-05-31
    days on market $149,900 Active 100 DOM
16. 2026-02-20
    listed $149,900 Active 631-char remark

    Show marketing remark (631 chars)

    Lagoon аnd gardеn viеwѕ! Rare find аt thе Seabrook of Hilton Hеаd-2-bedroom, 2 full bath condominium with coveted lagoon view. 1167 square feet with lots of upgrades. Each unit has its own separate storage unit in the building. Spacious balcony from this 3rd floor unit offers enough seating space to enjoy breakfast while enjoying the water sounds. 2nd bedroom includes custom built in with bookshelves and desk. The Seabrook of Hilton Head is a 55+ retirement community that offers amenities to include concierge services, exercise room, outdoor pool, to name a few. On-site laundry room on every floor. This unit is a must see!

17. 2018-07-05
    soldstatus $135,000
18. 2014-07-24
    soldstatus $67,500
19. 2007-02-23
    soldstatus $192,000
20. 1994-04-14
    soldstatus $162,000
21. 1988-05-01
    soldstatus $142,000

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $485 · $40/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$370/yr (+$31/mo · 76.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $41,137
• − Mortgage interest: −$8,397
• − Property taxes: −$485
• − Insurance: −$750
• − Repairs & maintenance: −$3,291
• − Management: −$3,291
• − Depreciation: −$4,361
• Taxable income: $20,564
• Est. tax owed @ 24.0%: −$4,935
• After-tax cash flow: $16,896/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.

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

+5.6% since first listed

6 events — show timeline

• 2026-02-20 Listed $149,900 RSMLS
• 2018-07-05 Sold (Public Records) $135,000 Public Records
• 2014-07-24 Sold (Public Records) $67,500 Public Records
• 2007-02-23 Sold (Public Records) $192,000 Public Records
• 1994-04-14 Sold (Public Records) $162,000 Public Records
• 1988-05-01 Sold (Public Records) $142,000 Public Records

Property tax history

+29.0%/yr

Latest (2024): $485 · +3.0% YoY. Source: county tax records.