300 Woodhaven Dr #1204 · Hilton Head Island, SC 29928

$124,990

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 255 Days on market

55+ age-restricted Built 1984 Good condition $120/sqft · 28% below area Est $195k · 36% under $4100/mo HOA · 138% of rent

---

Why this score? — see what drove the C 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
• Cash flow +7.5/30.0
• 1% rule +7.5/10.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.5/10.0

Listing remarks MLS

Seniorѕ and аgeѕ 55+ сan saу gοodbye to the worry of home mаіntenance and embrace a vibrant, carefree lifestyle at The Seabrook at Hilton Head, located on beautiful Hilton Head Island. This move-in ready 2-bedroom, 2-bath condo offers a light-filled, comfortable living space designed for convenience, relaxation, and peace of mind. Recent updates include a new HVAC system installed in 2024, plus the convenience of an in-unit washer and dryer. Downsize with ease-bring your furniture and your pet, as pets are welcome. Enjoy secure, maintenance-free living with no yard work or home repairs, giving you more time to focus on what matters most. Residents benefit from professionally prepared meals in the Seabrook Dining Room, enriching social activities, wellness opportunities, and a welcoming community atmosphere that supports an active, engaging lifestyle. Located less than one mile from the ocean, this buying opportunity is ideal for seniors looking to downsize without sacrificing quality, comfort, or independence. The Seabrook offers the perfect setting to trade the burdens of homeownership for a fulfilling new chapter filled with convenience, connection, and coastal living. No short-term rentals are permitted.

Key facts

• Coastal living
• $4,100 HOA
• Community pool

Tags

• IN UNIT WASHER AND DRYER
• MAINTENANCE FREE LIVING
• WELCOMING COMMUNITY ATMOSPHERE
• COASTAL LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate -18.5% 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); 1310 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 37% 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 $5k of equity ($864 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 138% of rent.

Recommended offer $109,991 (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 255 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
9. 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.
10. 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: 2.38% ✓
• Cap rate: -18.46%
• Cash-on-cash: -88.40%
• DSCR: -2.93
• GRM: 3.5

CMA / ARV

• ARV (median comp): $195,287
• List price: $124,990
• Delta: -36.00%
• 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
25 Deallyon Ave #132	0.56mi	2/2.0	969 (-7%)	0mo	$349,000	$360	62
25 Deallyon Ave #137	0.56mi	2/2.0	969 (-7%)	1mo	$379,900	$392	62
6 Woodward Ave Unit I2	0.71mi	2/2.0	960 (-8%)	0mo	$417,500	$435	54
11 Tanglewood Dr #2	0.62mi	2/1.5	1,160 (+11%)	1mo	$455,000	$392	50
10 S Forest Beach Dr #120	0.77mi	2/2.0	1,145 (+10%)	1mo	$657,500	$574	48
55 Barcelona Rd Unit 292-3	1.16mi	2/2.0	1,247 (+20%)	0mo	$30,000	$24	40
55 Barcelona Rd Unit 292c	1.16mi	2/2.0	1,247 (+20%)	1mo	$30,000	$24	40
31 Shipyard Dr Unit D2	1.05mi	2/2.0	1,280 (+23%)	1mo	$530,000	$414	39
31 Shipyard Dr Unit 2D	1.05mi	2/2.0	1,280 (+23%)	1mo	$530,000	$414	39
3 N Forest Bch #303	0.94mi	2/2.0	1,261 (+21%)	1mo	$810,000	$642	39
13 Lawton Dr #94	1.45mi	3/3.0 (+1)	1,167 (+12%)	0mo	$1,364,000	$1,169	36
35 Three Mast Ln #35	1.48mi	3/2.0 (+1)	1,258 (+21%)	1mo	$340,000	$270	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: -65.9%
• Equity multiple: -3.13×
• Total profit: $-144,529
• Equity at exit: $57,666

10-year hold

• IRR: -42.3%
• Equity multiple: -7.05×
• Total profit: $-281,597
• Equity at exit: $90,027

Cash invested: $34,997 (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: -85.9% 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: 3.5×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$655
• Tax from tax record: −$118 /mo · $1,410/yr
• Insurance: −$52
• HOA: −$4,100
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-2,578

Break-even live

Break-even rent $6,234

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,507	-5% $-2,543	+0% $-2,578	+5% $-2,613	+10% $-2,649
Rent	-10% $-2,813	-5% $-2,695	+0% $-2,578	+5% $-2,461	+10% $-2,343
Rate	-1.0pp $-2,515	-0.5pp $-2,546	base $-2,578	+0.5pp $-2,610	+1.0pp $-2,643

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: $31,248
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Cordillo Pkwy Unit G5 Hilton Head Island, SC	2.0	2.0	864	$2,200	$2.55	10d	1	0.22mi
36 Deallyon Ave Hilton Head Island, SC	2.0	2.5	1260	$3,200	$2.54	51d	1	0.46mi
36 Deallyon Ave Hilton Head Island, SC	2.0	2.5	1250	$1,995	$1.60	29d	1	0.46mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	154d	1	0.46mi
125 Cordillo Pkwy #23 Hilton Head Island, SC	2.0	1.0	885	$2,000	$2.26	7d	1	0.47mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	154d	1	0.51mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	154d	1	0.65mi
42 S Forest Beach Dr Unit 3255 Hilton Head Island, SC	2.0	2.0	1100	$3,000	$2.73	45d	1	0.68mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	154d	1	0.84mi
70 Paddle Boat Ln Unit 203C Hilton Head Island, SC	2.0	2.0	1200	$2,800	$2.33	51d	1	0.88mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	162d	1	0.93mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	154d	1	1.05mi
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	154d	1	1.46mi

HOA detail $4,100/mo · $49,200/yr condo

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

Listing history 50 events

1. 2026-11-08
   days on market $124,990 Active 255 DOM
2. 2026-11-07
   days on market $124,990 Active 254 DOM
3. 2026-11-06
   days on market $124,990 Active 253 DOM
4. 2026-11-05
   days on market $124,990 Active 252 DOM
5. 2026-11-04
   days on market $124,990 Active 251 DOM
6. 2026-11-02
   days on market $124,990 Active 249 DOM
7. 2026-11-01
   days on market $124,990 Active 248 DOM
8. 2026-10-31
   days on market $124,990 Active 247 DOM
9. 2026-10-30
   days on market $124,990 Active 246 DOM
10. 2026-10-29
    days on market $124,990 Active 245 DOM
11. 2026-10-28
    days on market $124,990 Active 244 DOM
12. 2026-10-27
    days on market $124,990 Active 243 DOM
13. 2026-10-26
    days on market $124,990 Active 242 DOM
14. 2026-10-25
    days on market $124,990 Active 241 DOM
15. 2026-10-24
    days on market $124,990 Active 240 DOM
16. 2026-10-23
    days on market $124,990 Active 239 DOM
17. 2026-10-22
    days on market $124,990 Active 238 DOM
18. 2026-10-21
    days on market $124,990 Active 237 DOM
19. 2026-10-20
    days on market $124,990 Active 236 DOM
20. 2026-10-19
    days on market $124,990 Active 235 DOM
21. 2026-10-18
    days on market $124,990 Active 234 DOM
22. 2026-10-17
    days on market $124,990 Active 233 DOM
23. 2026-10-16
    days on market $124,990 Active 232 DOM
24. 2026-10-15
    days on market $124,990 Active 231 DOM
25. 2026-10-14
    days on market $124,990 Active 230 DOM
26. 2026-10-13
    days on market $124,990 Active 229 DOM
27. 2026-10-12
    days on market $124,990 Active 228 DOM
28. 2026-10-11
    days on market $124,990 Active 227 DOM
29. 2026-10-10
    days on market $124,990 Active 226 DOM
30. 2026-10-09
    days on market $124,990 Active 225 DOM
31. 2026-10-08
    days on market $124,990 Active 224 DOM
32. 2026-10-07
    days on market $124,990 Active 223 DOM
33. 2026-10-06
    days on market $124,990 Active 222 DOM
34. 2026-10-05
    days on market $124,990 Active 221 DOM
35. 2026-10-04
    days on market $124,990 Active 220 DOM
36. 2026-10-03
    days on market $124,990 Active 218 DOM
37. 2026-10-01
    days on market $124,990 Active 217 DOM
38. 2026-09-30
    days on market $124,990 Active 216 DOM
39. 2026-09-29
    days on market $124,990 Active 215 DOM
40. 2026-09-28
    days on market $124,990 Active 214 DOM
41. 2026-09-27
    days on market $124,990 Active 213 DOM
42. 2026-09-26
    days on market $124,990 Active 212 DOM
43. 2026-09-25
    days on market $124,990 Active 211 DOM
44. 2026-09-24
    days on market $124,990 Active 210 DOM
45. 2026-09-24
    days on market $124,990 Active 209 DOM
46. 2026-09-22
    days on market $124,990 Active 208 DOM
47. 2026-09-21
    days on market $124,990 Active 207 DOM
48. 2026-09-20
    days on market $124,990 Active 206 DOM
49. 2026-09-19
    days on market $124,990 Active 205 DOM
50. 2026-09-18
    days on market $124,990 Active 204 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: $1,410 · $118/mo
• Projected year-2 tax: $1,410 · $118/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: $35,652
• − Mortgage interest: −$7,001
• − Property taxes: −$1,410
• − Insurance: −$625
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − HOA: −$49,200
• − Depreciation: −$3,636
• Taxable loss: −$31,925
• Est. tax savings @ 24.0%: +$7,662
• After-tax cash flow: $-23,274/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,210–$15,630 screening

This move-in ready 2-bedroom, 2-bath condo offers a light-filled, comfortable living space with recent updates and no yard work or home repairs.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and property value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Update kitchen appliances — Modernizes the kitchen and adds 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 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

---

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%
• 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

+26.8% since first listed

17 events — show timeline

• 2026-04-15 Price Changed $124,990 RSMLS
• 2026-02-26 Listed $149,990 RSMLS
• 2022-12-05 Sold (Public Records) $89,000 Public Records
• 2022-07-20 Price Changed $89,000 RSMLS
• 2022-06-23 Price Changed $119,000 RSMLS
• 2022-05-13 Listed $139,000 RSMLS
• 2020-06-24 Listed $99,000 RSMLS
• 2017-04-20 Sold (Public Records) $39,900 Public Records
• 2006-05-01 Sold (Public Records) $118,000 Public Records
• 1995-02-03 Sold (Public Records) $155,000 Public Records
• 1994-10-17 Sold (Public Records) $157,000 Public Records
• 1992-12-30 Sold (Public Records) $145,000 Public Records
• 1992-01-14 Sold (Public Records) $145,000 Public Records
• 1990-07-26 Sold (Public Records) $131,000 Public Records
• 1986-01-01 Sold (Public Records) $110,000 Public Records
• 1984-02-01 Sold (Public Records) $100,000 Public Records
• 1982-09-01 Sold (Public Records) $98,580 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,410 · +1.4% YoY. Source: county tax records.