34 S Forest Beach Dr Unit C7 · Hilton Head Island, SC 29928

$415,000

2 bd · 2.0 ba · 1,050 sqft · Condo · 163 Days on market

Built 1975 Good condition $395/sqft · 10% below area Est $461k · 10% under $569/mo HOA · 17% 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 +12.0/15.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• Cash flow +5.6/30.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +0.0/10.0

Listing remarks

Locatеd right іn the hеаrt of Foreѕt Βeach, this 2 bed/2 bath villa iѕ bеautifully maintained, light and bright with pleasing coastal decor. Highlights include an open floor plan, wood-look porcelain tile throughout, generously sized bedrooms and baths, good storage, and a private balcony with pool views. The Xanadu Villas offer terrific lifestyle amenities - including a community pool, tennis and pickleball courts, and a picnic area. All this just steps to the beach, the shops and dining of Coligny, and Celebration Park. This unit has not been rented, but has strong rental potential, making it a great choice for a 2nd home vacation rental or investment property.

Key facts

• Steps to the beach
• Shops and dining
• Community pool

Tags

• COMMUNITY POOL
• STEPS TO THE BEACH
• SHOPS AND DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-933 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (21.6% below list).
• Recommended offer: $280k (32.5% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 40% 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 $16k of equity ($3k loan paydown + $13k 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 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,957 (32.5% 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 163 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.78% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.95%
• DSCR: 0.60
• GRM: 10.6

CMA / ARV

• ARV (median comp): $461,374
• List price: $415,000
• Delta: -10.05%
• 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
42 S Forest Beach Dr #3039	0.09mi	2/2.0	1,100 (+5%)	2mo	$410,000	$373	86
25 Deallyon Ave #132	0.16mi	2/2.0	969 (-8%)	0mo	$349,000	$360	79
25 Deallyon Ave #137	0.16mi	2/2.0	969 (-8%)	1mo	$379,900	$392	79
6 Woodward Ave Unit I2	0.21mi	2/2.0	960 (-9%)	0mo	$417,500	$435	76
11 Tanglewood Dr #2	0.21mi	2/1.5	1,160 (+10%)	1mo	$455,000	$392	70
10 S Forest Beach Dr #120	0.36mi	2/2.0	1,145 (+9%)	1mo	$657,500	$574	67
3 N Forest Bch #303	0.68mi	2/2.0	1,261 (+20%)	1mo	$810,000	$642	42
55 Barcelona Rd Unit 292-3	1.13mi	2/2.0	1,247 (+19%)	0mo	$30,000	$24	40
55 Barcelona Rd Unit 292c	1.13mi	2/2.0	1,247 (+19%)	1mo	$30,000	$24	40
31 Shipyard Dr Unit D2	1.41mi	2/2.0	1,280 (+22%)	1mo	$530,000	$414	39
31 Shipyard Dr Unit 2D	1.41mi	2/2.0	1,280 (+22%)	1mo	$530,000	$414	39
13 Lawton Dr #94	1.23mi	3/3.0 (+1)	1,167 (+11%)	0mo	$1,364,000	$1,169	37

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: -0.5%
• Equity multiple: 0.97×
• Total profit: $-3,679
• Equity at exit: $191,468

10-year hold

• IRR: 3.6%
• Equity multiple: 1.57×
• Total profit: $66,333
• Equity at exit: $298,914

Cash invested: $116,200 (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 · 8 under contract
• Median asking: $1,475,000 ($1330/sqft)
• Median days on market: 333 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -67.0% 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: 10.6×

Monthly cashflow live

• Estimated rent: $3,253 high
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$569
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-933

Break-even live

Break-even rent $4,435

Max offer price $279,957

Occupancy floor —

Sensitivity live

Price	-10% $-646	-5% $-790	+0% $-933	+5% $-1,077	+10% $-1,220
Rent	-10% $-1,190	-5% $-1,062	+0% $-933	+5% $-805	+10% $-676
Rate	-1.0pp $-724	-0.5pp $-828	base $-933	+0.5pp $-1,041	+1.0pp $-1,150

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: $103,750
• Closing costs: $12,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	154d	1	0.06mi
42 S Forest Beach Dr Unit 3255 Hilton Head Island, SC	2.0	2.0	1100	$3,000	$2.73	45d	1	0.09mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	154d	1	0.21mi
125 Cordillo Pkwy #23 Hilton Head Island, SC	2.0	1.0	885	$2,000	$2.26	7d	1	0.25mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	154d	1	0.36mi
36 Deallyon Ave Hilton Head Island, SC	2.0	2.5	1250	$1,995	$1.60	29d	1	0.37mi
36 Deallyon Ave Hilton Head Island, SC	2.0	2.5	1260	$3,200	$2.54	51d	1	0.37mi
104 Cordillo Pkwy Unit G5 Hilton Head Island, SC	2.0	2.0	864	$2,200	$2.55	10d	1	0.51mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	162d	1	0.65mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	154d	1	0.71mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	154d	1	0.72mi
70 Paddle Boat Ln Unit 203C Hilton Head Island, SC	2.0	2.0	1200	$2,800	$2.33	51d	1	1.37mi

Property features AI

Finance

• Other: Pets allowed by owner only
• HOA & community: Community poolTennis court(s)Association covers management, common areas, insurance, grounds maintenance, structure maintenance, pest control, reserve fund, sewer, trash and water

Exterior

• Parking: Unassigned parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: 2-story propertyStucco construction
• Construction: Stucco exterior
• Exterior features: BalconyCommunity free-form poolHas view

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Ceiling fan(s)Window treatmentsFurnished

HOA detail $569/mo · $6,828/yr condo

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

Listing history 50 events

1. 2026-11-08
   days on market $415,000 Active 163 DOM
2. 2026-11-07
   days on market $415,000 Active 162 DOM
3. 2026-11-06
   days on market $415,000 Active 161 DOM
4. 2026-11-05
   days on market $415,000 Active 160 DOM
5. 2026-11-04
   days on market $415,000 Active 159 DOM
6. 2026-11-02
   days on market $415,000 Active 157 DOM
7. 2026-11-01
   days on market $415,000 Active 156 DOM
8. 2026-10-31
   days on market $415,000 Active 155 DOM
9. 2026-10-30
   days on market $415,000 Active 154 DOM
10. 2026-10-29
    days on market $415,000 Active 153 DOM
11. 2026-10-28
    days on market $415,000 Active 152 DOM
12. 2026-10-27
    days on market $415,000 Active 151 DOM
13. 2026-10-26
    days on market $415,000 Active 150 DOM
14. 2026-10-25
    days on market $415,000 Active 149 DOM
15. 2026-10-24
    days on market $415,000 Active 148 DOM
16. 2026-10-23
    days on market $415,000 Active 147 DOM
17. 2026-10-22
    days on market $415,000 Active 146 DOM
18. 2026-10-21
    days on market $415,000 Active 145 DOM
19. 2026-10-20
    days on market $415,000 Active 144 DOM
20. 2026-10-19
    days on market $415,000 Active 143 DOM
21. 2026-10-18
    days on market $415,000 Active 142 DOM
22. 2026-10-17
    days on market $415,000 Active 141 DOM
23. 2026-10-16
    days on market $415,000 Active 140 DOM
24. 2026-10-15
    days on market $415,000 Active 139 DOM
25. 2026-10-14
    days on market $415,000 Active 138 DOM
26. 2026-10-13
    days on market $415,000 Active 137 DOM
27. 2026-10-12
    days on market $415,000 Active 136 DOM
28. 2026-10-11
    days on market $415,000 Active 135 DOM
29. 2026-10-10
    days on market $415,000 Active 134 DOM
30. 2026-10-09
    days on market $415,000 Active 133 DOM
31. 2026-10-08
    days on market $415,000 Active 132 DOM
32. 2026-10-07
    days on market $415,000 Active 131 DOM
33. 2026-10-06
    days on market $415,000 Active 130 DOM
34. 2026-10-05
    days on market $415,000 Active 129 DOM
35. 2026-10-04
    days on market $415,000 Active 128 DOM
36. 2026-10-02
    days on market $415,000 Active 126 DOM
37. 2026-10-01
    days on market $415,000 Active 125 DOM
38. 2026-09-30
    days on market $415,000 Active 124 DOM
39. 2026-09-29
    days on market $415,000 Active 123 DOM
40. 2026-09-28
    days on market $415,000 Active 122 DOM
41. 2026-09-27
    days on market $415,000 Active 121 DOM
42. 2026-09-26
    days on market $415,000 Active 120 DOM
43. 2026-09-25
    days on market $415,000 Active 119 DOM
44. 2026-09-24
    days on market $415,000 Active 118 DOM
45. 2026-09-24
    days on market $415,000 Active 117 DOM
46. 2026-09-22
    days on market $415,000 Active 116 DOM
47. 2026-09-21
    days on market $415,000 Active 115 DOM
48. 2026-09-20
    days on market $415,000 Active 114 DOM
49. 2026-09-19
    days on market $415,000 Active 113 DOM
50. 2026-09-18
    days on market $415,000 Active 112 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,041
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,872
• − Repairs & maintenance: −$3,123
• − Management: −$3,123
• − HOA: −$6,828
• − Depreciation: −$12,073
• Taxable loss: −$18,451
• Est. tax savings @ 24.0%: +$4,428
• After-tax cash flow: $-6,771/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 80/100 Cosmetic rehab Est. rehab $5,250–$15,750 screening

This well-maintained and updated condo is ready for immediate occupancy and has strong rental potential.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the kitchen backsplash — A new backsplash can modernize the kitchen and add value ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can improve the bathroom's appearance and functionality ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters ↑

ⓘ 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

Property features AI

Finance

• Other: Pets allowed by owner only
• HOA & community: Community poolTennis court(s)Association covers management, common areas, insurance, grounds maintenance, structure maintenance, pest control, reserve fund, sewer, trash and water

Exterior

• Parking: Unassigned parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: 2-story propertyStucco construction
• Construction: Stucco exterior
• Exterior features: BalconyCommunity free-form poolHas view

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Ceiling fan(s)Window treatmentsFurnished

Price history

1 event — show timeline

• 2026-05-29 Listed $435,000 RSMLS