23 S Forest Beach Dr #187 · Hilton Head Island, SC 29928

$340,000

1 bd · 1.0 ba · 518 sqft · Condo public records · 69 Days on market

Built 1979 $656/sqft · at area comps Est $349k · at est.

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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 +8.7/15.0
• Cash flow +7.6/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Unit #187 at Sеa Ѕidе Vіllas offеrѕ direct ocean views frοm а prime spot in this gated oceanfront complex on South Forest Beach in Hilton Head Island's Forest Beach area. The condo has been renovated with a clean, modern update. It's turnkey-sold fully furnished right down to the flatware - so you can move in or start renting immediately without lifting a finger. Step inside to a bright, open living space that flows toward the balcony, where the Atlantic is right there. The kitchen and baths have been refreshed with durable finishes suited for coastal living. Sea Side Villas sits steps from the sand with community pool, a sundeck, grilling areas, elevators, and covered parking. You're in a quiet pocket of the complex but still walkable to Coligny Plaza for dining, shopping, and the new Celebration Park. Bike paths and beach access make getting around effortless-no car required most days. This one is a must see!

Key facts

• Direct ocean views
• Community pool
• Sundeck

Tags

• DIRECT OCEAN VIEWS
• GATED OCEANFRONT COMPLEX
• TURNKEY-SOLD FULLY FURNISHED
• BRIGHT OPEN LIVING SPACE
• COMMUNITY POOL
• SUNDECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (12.1% below list).
• Recommended offer: $299k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 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 $13k of equity ($2k loan paydown + $11k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $298,924 (12.1% 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 69 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 9.5

CMA / ARV

• ARV (median comp): $349,474
• List price: $340,000
• Delta: -2.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.21×
• Total profit: $20,110
• Equity at exit: $156,865

10-year hold

• IRR: 7.0%
• Equity multiple: 2.10×
• Total profit: $104,299
• Equity at exit: $244,893

Cash invested: $95,200 (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 →

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,989 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$389 /mo · $4,663/yr
• Insurance: −$142
• HOA est. from 15 same-building comps: −$450
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-402

Break-even live

Break-even rent $3,498

Max offer price $269,028

Occupancy floor —

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	21d	1	0.05mi
10 Lemoyne Ave Hilton Head Island, SC	1.0	1.0	500	$1,700	$3.40	13d	1	0.21mi
4 N Forest Beach Dr Unit 1436439P Hilton Head Island, SC	1.0	1.0	516	$4,092	$7.93	44d	1	0.40mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	13d	1	0.58mi

HOA detail condo

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

Listing history 35 events

1. 2026-06-18
   days on market $340,000 Active 69 DOM
2. 2026-06-17
   days on market $340,000 Active 68 DOM
3. 2026-06-16
   days on market $340,000 Active 67 DOM
4. 2026-06-15
   days on market $340,000 Active 66 DOM
5. 2026-06-14
   days on market $340,000 Active 64 DOM
6. 2026-06-13
   days on market $340,000 Active 63 DOM
7. 2026-06-10
   days on market $340,000 Active 61 DOM
8. 2026-06-09
   days on market $340,000 Active 60 DOM
9. 2026-06-08
   days on market $340,000 Active 59 DOM
10. 2026-06-07
    days on market $340,000 Active 58 DOM
11. 2026-06-05
    days on market $340,000 Active 55 DOM
12. 2026-06-03
    days on market $340,000 Active 54 DOM
13. 2026-06-02
    days on market $340,000 Active 53 DOM
14. 2026-06-01
    days on market $340,000 Active 52 DOM
15. 2026-05-31
    days on market $340,000 Active 51 DOM
16. 2026-04-10
    listed $340,000 Active 932-char remark

    Show marketing remark (932 chars)

    Unit #187 at Sеa Ѕidе Vіllas offеrѕ direct ocean views frοm а prime spot in this gated oceanfront complex on South Forest Beach in Hilton Head Island's Forest Beach area. The condo has been renovated with a clean, modern update. It's turnkey-sold fully furnished right down to the flatware - so you can move in or start renting immediately without lifting a finger. Step inside to a bright, open living space that flows toward the balcony, where the Atlantic is right there. The kitchen and baths have been refreshed with durable finishes suited for coastal living. Sea Side Villas sits steps from the sand with community pool, a sundeck, grilling areas, elevators, and covered parking. You're in a quiet pocket of the complex but still walkable to Coligny Plaza for dining, shopping, and the new Celebration Park. Bike paths and beach access make getting around effortless-no car required most days. This one is a must see!

17. 2024-05-27
    price $318,000
18. 2024-05-27
    price $319,000
19. 2024-05-03
    listed $329,900 Active
20. 2024-01-29
    soldstatus $310,000
21. 2023-12-01
    price $329,900
22. 2023-08-01
    price $333,900
23. 2023-07-08
    listed $340,000 Active
24. 2013-04-05
    listed $175,000
25. 2009-09-14
    soldstatus $105,000
26. 2009-09-14
    soldstatus $105,000
27. 2009-08-10
    listed $107,900
28. 2009-08-06
    listed $107,900
29. 2009-01-30
    listed $124,900
30. 2004-03-02
    soldstatus $118,000
31. 2002-01-16
    soldstatus $97,000
32. 2001-12-29
    soldstatus $97,000
33. 1985-10-01
    soldstatus $17,485
34. 1981-08-01
    soldstatus $15,086
35. 1979-06-01
    soldstatus $40,900

ⓘ 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: $4,663 · $389/mo
• Projected year-2 tax: $4,663 · $389/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: $35,871
• − Mortgage interest: −$19,045
• − Property taxes: −$4,663
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − HOA: −$5,400
• − Depreciation: −$9,891
• Taxable loss: −$10,568
• Est. tax savings @ 24.0%: +$2,536
• After-tax cash flow: $-2,285/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

+731.3% since first listed

20 events — show timeline

• 2026-04-10 Listed $340,000 RSMLS
• 2024-05-27 Price Changed $318,000 RSMLS
• 2024-05-27 Price Changed $319,000 RSMLS
• 2024-05-03 Listed $329,900 RSMLS
• 2024-01-29 Sold (Public Records) $310,000 Public Records
• 2023-12-01 Price Changed $329,900 RSMLS
• 2023-08-01 Price Changed $333,900 RSMLS
• 2023-07-08 Listed $340,000 RSMLS
• 2013-04-05 Listed $175,000 RSMLS
• 2009-09-14 Sold (MLS) $105,000 RSMLS
• 2009-09-14 Sold (MLS) $105,000 Hive MLS
• 2009-08-10 Listed $107,900 RSMLS
• 2009-08-06 Listed $107,900 Hive MLS
• 2009-01-30 Listed $124,900 RSMLS
• 2004-03-02 Sold (Public Records) $118,000 Public Records
• 2002-01-16 Sold (Public Records) $97,000 Public Records
• 2001-12-29 Sold (Public Records) $97,000 Public Records
• 1985-10-01 Sold (Public Records) $17,485 Public Records
• 1981-08-01 Sold (Public Records) $15,086 Public Records
• 1979-06-01 Sold (Public Records) $40,900 Public Records

Property tax history

+11.6%/yr

Latest (2025): $4,663 · +113.7% YoY. Source: county tax records.