300 Woodhaven Dr #5309 · Hilton Head Island, SC 29928

$139,900

2 bd · 2.0 ba · 1,500 sqft · Condo public records · 202 Days on market

Built 1997 Fair condition $93/sqft · 45% below area Est $247k · 43% under $5600/mo HOA · 152% of rent ↓ 30% 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 +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +6.6/10.0
• Schools +5.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Tired of mаintаinіng а home ?Thіѕ move-in-ready 2-bedrοοm, 2-bath, 1,453-square-foot condo offers the perfect opportunity for Hilton Head seniors to downsize without giving up quality or independence. Leave behind yard work and home repairs and enjoy a vibrant new chapter with professionally prepared meals in the Dining Room, enriching activities, appealing amenities, and a location less than a mile from the ocean. This estate sale presents a wonderful chance to enjoy maintenance-free living in a welcoming community. No short-term rentals are allowed, and a membership fee is required: $29,000 for one person or $35,000 for two.

Key facts

• Seabrook dining room
• Move in condition
• $5,600 HOA

Tags

• MOVE IN CONDITION
• LESS THAN A MILE TO THE OCEAN
• SEABROOK DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-4k ($-43k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($4k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate -24.3% vs local median 2.4% in Hilton Head Island — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 1162 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• At $3,682/mo this rent would consume 45% of the median local household income ($98k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k 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 7, 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 202 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 152% of rent.

Recommended offer $123,112 (12.0% 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 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.63% ✓
• Cap rate: -24.34%
• Cash-on-cash: -109.40%
• DSCR: -3.87
• GRM: 3.2

CMA / ARV

• ARV (median comp): $246,657
• List price: $139,900
• Delta: -43.28%
• 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
1 Gloucester Rd #103	0.57mi	2/2.5	1,548 (+3%)	1mo	$566,000	$366	66
36 Deallyon Ave #102	0.32mi	2/2.5	1,250 (-17%)	1mo	$415,000	$332	57
15 Deallyon Ave #18	0.52mi	2/2.5	1,346 (-10%)	0mo	$535,000	$397	56
24 Deallyon Ave #6	0.40mi	2/2.0	1,156 (-23%)	0mo	$499,900	$432	56
10 Lemoyne Ave #212	0.51mi	2/2.0	1,210 (-19%)	0mo	$535,000	$442	51
15 Deallyon Ave #97	0.52mi	2/2.0	1,246 (-17%)	1mo	$490,000	$393	50
34 S Forest Beach Dr Unit C4	0.56mi	2/2.0	1,265 (-16%)	1mo	$399,900	$316	48
125 Greenwood Dr Apt 3416	1.08mi	3/3.0 (+1)	1,405 (-6%)	0mo	$785,000	$559	45
10 N Forest Beach Dr #2310	0.80mi	2/2.0	1,327 (-12%)	1mo	$865,000	$652	45
34 S Forest Beach Dr Unit A12	0.56mi	3/3.0 (+1)	1,270 (-15%)	1mo	$625,000	$492	39
12 Valencia Rd #36	0.77mi	3/3.0 (+1)	1,350 (-10%)	1mo	$515,000	$381	38
125 Greenwood Dr #3423	1.08mi	3/2.0 (+1)	1,279 (-15%)	1mo	$807,500	$631	34

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: -82.5%
• Equity multiple: -4.23×
• Total profit: $-204,748
• Equity at exit: $64,545

10-year hold

• IRR: -53.7%
• Equity multiple: -9.37×
• Total profit: $-406,056
• Equity at exit: $100,766

Cash invested: $39,172 (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: 0 active · 5 under contract

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: 1162
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $3,682 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$58
• HOA: −$5,600
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $-3,571

Break-even live

Break-even rent $8,202

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-3,492	-5% $-3,531	+0% $-3,571	+5% $-3,611	+10% $-3,650
Rent	-10% $-3,862	-5% $-3,716	+0% $-3,571	+5% $-3,426	+10% $-3,280
Rate	-1.0pp $-3,501	-0.5pp $-3,535	base $-3,571	+0.5pp $-3,607	+1.0pp $-3,644

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: $34,975
• Closing costs: $4,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Hilton Head Island, SC	2.0	2.5	1260	$3,200	$2.54	6d	1	0.32mi
42 S Forest Beach Dr Unit 3255 Hilton Head Island, SC	2.0	2.0	1100	$3,000	$2.73	0d	1	0.54mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	117d	1	0.81mi
70 Paddle Boat Ln Unit 203C Hilton Head Island, SC	2.0	2.0	1200	$2,800	$2.33	6d	1	0.94mi

HOA detail $5,600/mo · $67,200/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $139,900 Active 202 DOM
2. 2026-09-24
   days on market $139,900 Active 201 DOM
3. 2026-09-22
   days on market $139,900 Active 200 DOM
4. 2026-09-21
   days on market $139,900 Active 199 DOM
5. 2026-09-20
   days on market $139,900 Active 198 DOM
6. 2026-09-19
   days on market $139,900 Active 197 DOM
7. 2026-09-18
   days on market $139,900 Active 196 DOM
8. 2026-09-17
   days on market $139,900 Active 195 DOM
9. 2026-09-16
   days on market $139,900 Active 194 DOM
10. 2026-09-15
    days on market $139,900 Active 193 DOM
11. 2026-09-14
    days on market $139,900 Active 192 DOM
12. 2026-09-13
    days on market $139,900 Active 191 DOM
13. 2026-09-12
    days on market $139,900 Active 190 DOM
14. 2026-09-11
    days on market $139,900 Active 189 DOM
15. 2026-09-05
    days on market $139,900 Active 183 DOM
16. 2026-09-04
    days on market $139,900 Active 182 DOM
17. 2026-09-03
    days on market $139,900 Active 181 DOM
18. 2026-08-31
    days on market $139,900 Active 178 DOM
19. 2026-08-30
    days on market $139,900 Active 177 DOM
20. 2026-08-29
    days on market $139,900 Active 176 DOM
21. 2026-08-28
    days on market $139,900 Active 175 DOM
22. 2026-08-27
    days on market $139,900 Active 174 DOM
23. 2026-08-26
    days on market $139,900 Active 173 DOM
24. 2026-08-25
    days on market $139,900 Active 172 DOM
25. 2026-08-24
    days on market $139,900 Active 171 DOM
26. 2026-08-23
    days on market $139,900 Active 170 DOM
27. 2026-08-22
    days on market $139,900 Active 169 DOM
28. 2026-08-21
    days on market $139,900 Active 168 DOM
29. 2026-08-20
    days on market $139,900 Active 167 DOM
30. 2026-08-19
    days on market $139,900 Active 166 DOM
31. 2026-08-18
    days on market $139,900 Active 165 DOM
32. 2026-08-17
    days on market $139,900 Active 164 DOM
33. 2026-08-16
    days on market $139,900 Active 163 DOM
34. 2026-08-15
    days on market $139,900 Active 162 DOM
35. 2026-08-14
    days on market $139,900 Active 161 DOM
36. 2026-08-13
    days on market $139,900 Active 160 DOM
37. 2026-08-12
    days on market $139,900 Active 159 DOM
38. 2026-08-11
    days on market $139,900 Active 158 DOM
39. 2026-08-10
    days on market $139,900 Active 157 DOM
40. 2026-08-09
    days on market $139,900 Active 156 DOM
41. 2026-08-08
    days on market $139,900 Active 155 DOM
42. 2026-08-07
    days on market $139,900 Active 154 DOM
43. 2026-08-06
    days on market $139,900 Active 153 DOM
44. 2026-08-05
    days on market $139,900 Active 152 DOM
45. 2026-08-04
    days on market $139,900 Active 151 DOM
46. 2026-08-03
    days on market $139,900 Active 150 DOM
47. 2026-07-31
    days on market $139,900 Active 147 DOM
48. 2026-07-30
    days on market $139,900 Active 146 DOM
49. 2026-07-29
    days on market $139,900 Active 145 DOM
50. 2026-07-27
    days on market $139,900 Active 143 DOM

ⓘ 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: $1,050 · $88/mo
• Projected year-2 tax: $1,050 · $88/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $44,179
• − Mortgage interest: −$7,837
• − Property taxes: −$1,050
• − Insurance: −$700
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − HOA: −$67,200
• − Depreciation: −$4,070
• Taxable loss: −$43,746
• Est. tax savings @ 24.0%: +$10,499
• After-tax cash flow: $-32,353/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 · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $7,500–$22,500 screening

This move-in-ready townhouse in Hilton Head Island is in good condition with minimal maintenance required. Painting the exterior and maintaining the landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping maintenance — Improves curb appeal and rental value ↑

ⓘ 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 54/100

Zoned Schools

Elementary Hilton Head Island Elementary D SC #168/597 Nat'l #12,785/41,679 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%
• 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%

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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

-29.9% since first listed

10 events — show timeline

• 2026-05-14 Contingent — RSMLS
• 2026-03-02 Price Changed $139,900 RSMLS
• 2026-01-26 Listed $149,900 RSMLS
• 2026-01-02 Relisted — RSMLS
• 2025-10-15 Price Changed $149,500 RSMLS
• 2025-08-08 Listed $175,000 RSMLS
• 2018-03-02 Sold (Public Records) $150,000 Public Records
• 2004-05-19 Sold (Public Records) $262,500 Public Records
• 1999-03-26 Sold (Public Records) $231,000 Public Records
• 1997-02-28 Sold (Public Records) $199,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,050 · -0.7% YoY. Source: county tax records.