40 Folly Field Rd Unit A212 · Hilton Head Island, SC 29928

$264,900

1 bd · 1.0 ba · 540 sqft · Condo · 265 Days on market

Built 1980 Good condition $491/sqft · 17% below area Est $321k · 17% under $529/mo HOA · 22% of rent

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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 +15.0/15.0
• Appreciation +6.6/10.0
• Cash flow +6.2/30.0
• Schools +5.7/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Unit A212 at Hіlton Ηeаd Βeach & Τеnnis is a charming, turnkey vіllа perfectly positioned for easy beach living and strong rental appeal. This well-maintained condo offers a bright, open living space with a comfortable flow, a functional kitchen, and a relaxing balcony where guests can enjoy the gentle ocean breezes and classic island ambiance. Located within a beloved oceanfront gated community, owners and renters have access to exceptional amenities including direct beach access, community pool, tennis and pickleball courts, on-site dining, and beautifully landscaped grounds. Ideally situated on the north end of the island near shopping, dining, golf, and miles of bike paths, A212 is an excellent opportunity for a vacation getaway, second home, or income-producing short-term rental with enduring Hilton Head charm.

Key facts

• Functional kitchen
• Turnkey villa
• Community pool

Tags

• TURNKEY VILLA
• FUNCTIONAL KITCHEN
• RELAXING BALCONY
• DIRECT BEACH ACCESS
• COMMUNITY POOL
• TENNIS AND PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (10.4% below list).
• Recommended offer: $195k (26.5% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 2.4% 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.
• Zoned schools: Hilton Head Island Elementary (math 50% / reading 49%, grade D, #168 of 597 statewide, top 31%, 709 students, 56% FRL); Hilton Head Island Middle (math 33% / reading 42%, grade F, #90 of 229 statewide, top 42%, 856 students, 52% FRL); Hilton Head Island High (math 70% / reading 82%, grade A-, #34 of 196 statewide, top 17%, 1,345 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 1310 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 + $8k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $194,754 (26.5% 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 265 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.90% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.84%
• DSCR: 0.65
• GRM: 9.3

CMA / ARV

• ARV (median comp): $320,846
• List price: $264,900
• Delta: -17.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Folly Field Rd #204	0.00mi	1/1.0	540 (0%)	0mo	$385,000	$713	100
40 Folly Field Rd Unit B119	0.00mi	1/1.0	540 (0%)	1mo	$225,000	$417	100
40 Folly Field Rd Unit B215	0.00mi	1/1.0	540 (0%)	2mo	$258,000	$478	99
40 Folly Field Rd Unit 325a	0.00mi	1/1.0	540 (0%)	2mo	$430,000	$796	98
40 Folly Field Rd Unit A325	0.14mi	1/1.0	540 (0%)	2mo	$430,000	$796	91
40 Folly Field Rd Unit B317	0.14mi	1/1.0	540 (0%)	3mo	$287,500	$532	91
40 Folly Field Rd Unit C131	0.13mi	1/1.0	540 (0%)	5mo	$250,000	$463	90
40 Folly Field Rd Unit A229	0.14mi	1/1.0	540 (0%)	4mo	$283,000	$524	90
40 Folly Field Rd Unit C346	0.14mi	1/1.0	540 (0%)	4mo	$275,000	$509	90
40 Folly Field Rd Unit A214	0.14mi	1/1.0	540 (0%)	6mo	$252,000	$467	89
40 Folly Field Rd Unit A215	0.14mi	1/1.0	540 (0%)	6mo	$250,000	$463	88
40 Folly Field Rd Unit 215b	0.00mi	1/1.0	592 (+10%)	2mo	$258,000	$436	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $4,867
• Equity at exit: $122,216

10-year hold

• IRR: 5.0%
• Equity multiple: 1.79×
• Total profit: $58,332
• Equity at exit: $190,801

Cash invested: $74,172 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $399,500 ($740/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 1310
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$529
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-485

Break-even live

Break-even rent $2,987

Max offer price $194,754

Occupancy floor —

Sensitivity live

Price	-10% $-302	-5% $-393	+0% $-485	+5% $-576	+10% $-668
Rent	-10% $-672	-5% $-579	+0% $-485	+5% $-391	+10% $-297
Rate	-1.0pp $-351	-0.5pp $-417	base $-485	+0.5pp $-553	+1.0pp $-623

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: $66,225
• Closing costs: $7,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Gardner Dr Hilton Head Island, SC	3.0	1.0–2.0	1021	$2,626	$2.57	2d	6	1.29mi

HOA detail $529/mo · $6,348/yr condo

• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $264,900 Active 265 DOM
2. 2026-11-07
   days on market $264,900 Active 264 DOM
3. 2026-11-06
   days on market $264,900 Active 263 DOM
4. 2026-11-05
   days on market $264,900 Active 262 DOM
5. 2026-11-04
   days on market $264,900 Active 261 DOM
6. 2026-11-02
   days on market $264,900 Active 259 DOM
7. 2026-11-01
   days on market $264,900 Active 258 DOM
8. 2026-10-31
   days on market $264,900 Active 257 DOM
9. 2026-10-30
   days on market $264,900 Active 256 DOM
10. 2026-10-29
    days on market $264,900 Active 255 DOM
11. 2026-10-28
    days on market $264,900 Active 254 DOM
12. 2026-10-27
    days on market $264,900 Active 253 DOM
13. 2026-10-26
    days on market $264,900 Active 252 DOM
14. 2026-10-25
    days on market $264,900 Active 251 DOM
15. 2026-10-24
    days on market $264,900 Active 250 DOM
16. 2026-10-23
    days on market $264,900 Active 249 DOM
17. 2026-10-22
    days on market $264,900 Active 248 DOM
18. 2026-10-21
    days on market $264,900 Active 247 DOM
19. 2026-10-20
    days on market $264,900 Active 246 DOM
20. 2026-10-19
    days on market $264,900 Active 245 DOM
21. 2026-10-18
    days on market $264,900 Active 244 DOM
22. 2026-10-17
    days on market $264,900 Active 243 DOM
23. 2026-10-16
    days on market $264,900 Active 242 DOM
24. 2026-10-15
    days on market $264,900 Active 241 DOM
25. 2026-10-14
    days on market $264,900 Active 240 DOM
26. 2026-10-13
    days on market $264,900 Active 239 DOM
27. 2026-10-12
    days on market $264,900 Active 238 DOM
28. 2026-10-11
    days on market $264,900 Active 237 DOM
29. 2026-10-10
    days on market $264,900 Active 236 DOM
30. 2026-10-09
    days on market $264,900 Active 235 DOM
31. 2026-10-08
    days on market $264,900 Active 234 DOM
32. 2026-10-07
    days on market $264,900 Active 233 DOM
33. 2026-10-06
    days on market $264,900 Active 232 DOM
34. 2026-10-05
    days on market $264,900 Active 231 DOM
35. 2026-10-04
    days on market $264,900 Active 230 DOM
36. 2026-10-03
    days on market $264,900 Active 228 DOM
37. 2026-10-01
    days on market $264,900 Active 227 DOM
38. 2026-09-30
    days on market $264,900 Active 226 DOM
39. 2026-09-29
    days on market $264,900 Active 225 DOM
40. 2026-09-28
    days on market $264,900 Active 224 DOM
41. 2026-09-27
    days on market $264,900 Active 223 DOM
42. 2026-09-26
    days on market $264,900 Active 222 DOM
43. 2026-09-25
    days on market $264,900 Active 221 DOM
44. 2026-09-24
    days on market $264,900 Active 220 DOM
45. 2026-09-24
    days on market $264,900 Active 219 DOM
46. 2026-09-22
    days on market $264,900 Active 218 DOM
47. 2026-09-21
    days on market $264,900 Active 217 DOM
48. 2026-09-20
    days on market $264,900 Active 216 DOM
49. 2026-09-19
    days on market $264,900 Active 215 DOM
50. 2026-09-18
    days on market $264,900 Active 214 DOM

ⓘ 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: $28,479
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − HOA: −$6,348
• − Depreciation: −$7,706
• Taxable loss: −$10,268
• Est. tax savings @ 24.0%: +$2,464
• After-tax cash flow: $-3,353/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 Est. rehab $2,700–$8,100 screening

This well-maintained and turnkey condo is located in a desirable oceanfront gated community with direct beach access and various amenities. The interior is in good condition with minimal repairs needed.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the ceiling fan blades — Clean and updated ceiling fans can improve air circulation and aesthetics. ↑
• Both Clean and replace air filters — Fresh air filters can improve air quality and reduce HVAC maintenance costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Hilton Head Island Early Childhood Center Middle Hilton Head Island Middle F SC #90/229 Nat'l #6,708/14,009 High Hilton Head Island High A- SC #34/196 Nat'l #1,484/17,239

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

C Composite livability gradescore 64/100

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 · 211,915 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: 20% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% Chinese 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

1 event — show timeline

• 2026-02-16 Listed $289,900 RSMLS