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

$124,990

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 112 Days on market

Built 1984 $120/sqft · 22% below area Est $179k · 30% 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 +15.0/15.0
• 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

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
• Community pool
• Built 1984

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.

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 $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 41% 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 112 days — a 9% lower offer ($114k) 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.

Recommended offer $113,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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: 2.69% ✓
• Cap rate: 23.91%
• Cash-on-cash: 62.91%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

• ARV (median comp): $179,428
• List price: $124,990
• Delta: -30.34%
• 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: 68.1%
• Equity multiple: 4.83×
• Total profit: $134,091
• Equity at exit: $57,666

10-year hold

• IRR: 67.6%
• Equity multiple: 9.95×
• Total profit: $313,074
• 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 →

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,367 high
• Mortgage (P&I): −$655
• Tax from tax record: −$118 /mo · $1,410/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $1,835

Break-even live

Break-even rent $1,044

Max offer price $124,990

Occupancy floor 41%

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
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	1	0.46mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	14d	1	0.51mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	14d	1	0.65mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	14d	1	0.84mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	21d	1	0.93mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	14d	1	1.05mi
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	14d	1	1.46mi

HOA detail condo

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

Listing history 32 events

1. 2026-06-18
   days on market $124,990 Active 112 DOM
2. 2026-06-17
   days on market $124,990 Active 111 DOM
3. 2026-06-16
   days on market $124,990 Active 110 DOM
4. 2026-06-15
   days on market $124,990 Active 109 DOM
5. 2026-06-14
   days on market $124,990 Active 107 DOM
6. 2026-06-13
   days on market $124,990 Active 106 DOM
7. 2026-06-10
   days on market $124,990 Active 104 DOM
8. 2026-06-09
   days on market $124,990 Active 103 DOM
9. 2026-06-08
   days on market $124,990 Active 102 DOM
10. 2026-06-07
    days on market $124,990 Active 101 DOM
11. 2026-06-05
    days on market $124,990 Active 98 DOM
12. 2026-06-03
    days on market $124,990 Active 97 DOM
13. 2026-06-02
    days on market $124,990 Active 96 DOM
14. 2026-06-01
    days on market $124,990 Active 95 DOM
15. 2026-05-31
    days on market $124,990 Active 94 DOM
16. 2026-04-15
    price $124,990 1234-char remark

    Show marketing remark (1234 chars)

    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.

17. 2026-02-26
    listed $149,990 Active 1234-char remark

    Show marketing remark (1234 chars)

    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.

18. 2022-12-05
    soldstatus $89,000
19. 2022-07-20
    price $89,000
20. 2022-06-23
    price $119,000
21. 2022-05-13
    listed $139,000 Active
22. 2020-06-24
    listed $99,000
23. 2017-04-20
    soldstatus $39,900
24. 2006-05-01
    soldstatus $118,000
25. 1995-02-03
    soldstatus $155,000
26. 1994-10-17
    soldstatus $157,000
27. 1992-12-30
    soldstatus $145,000
28. 1992-01-14
    soldstatus $145,000
29. 1990-07-26
    soldstatus $131,000
30. 1986-01-01
    soldstatus $110,000
31. 1984-02-01
    soldstatus $100,000
32. 1982-09-01
    soldstatus $98,580

ⓘ 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: $40,401
• − Mortgage interest: −$7,001
• − Property taxes: −$1,410
• − Insurance: −$625
• − Repairs & maintenance: −$3,232
• − Management: −$3,232
• − Depreciation: −$3,636
• Taxable income: $21,264
• Est. tax owed @ 24.0%: −$5,103
• After-tax cash flow: $16,912/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

+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.