40 Folly Field Rd Unit B119 · Hilton Head Island, SC 29928

$265,000

1 bd · 1.0 ba · 540 sqft · Condo · 53 Days on market

Built 1980 Good condition $491/sqft · 19% below area Est $327k · 19% under $529/mo HOA · 22% of rent

---

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
• Appreciation +6.6/10.0
• Cash flow +6.4/30.0
• Schools +5.7/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +0.7/10.0

Listing remarks

Coastal Dеsіgn and сοmpletelу uрdated condo convenientlу lοcated on the first floor, just steps away from the pool and beach. Fully equipped kitchen with full sized appliances. This villa was totally redone in 2022, including new LVP floors throughout, smooth ceilings, custom kitchen cabinets with glass backsplash and granite counters. The bathroom features a tiled walk-in shower and new vanity and lights. Owners replaced all interior doors, doorframes, baseboards and crown molding. A king-size bed in the primary bedroom, 2 built in bunk beds and a queen-size sleeper sofa sleeps 6.Owners and guests enjoy a full suite of resort style amenities without having to leave.

Key facts

• Tiled walk-in shower
• Private balcony
• Granite counters

Tags

• FULLY EQUIPPED KITCHEN
• TILED WALK-IN SHOWER
• CUSTOM KITCHEN CABINETS
• GRANITE COUNTERS
• PRIVATE BALCONY
• OCEANFRONT OLYMPIC-SIZED POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-457 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (9.1% below list).
• Recommended offer: $199k (25.0% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 2.3% 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); 1004 active listings in the ZIP; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k 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 4, 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 53 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $198,846 (25.0% 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 53 days. Have you received any prior offers? Is the seller open to a 25% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.91% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.39%
• DSCR: 0.67
• GRM: 9.2

CMA / ARV

• ARV (median comp): $326,949
• List price: $265,000
• Delta: -18.95%
• 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
40 Folly Field Rd Unit A4	0.00mi	1/1.0	540 (0%)	4mo	$299,000	$554	97
40 Folly Field Rd #207	0.00mi	1/1.0	540 (0%)	5mo	$360,000	$667	96
40 Folly Field Rd Unit B317	0.14mi	1/1.0	540 (0%)	0mo	$287,500	$532	93
40 Folly Field Rd Unit C131	0.13mi	1/1.0	540 (0%)	2mo	$250,000	$463	93
40 Folly Field Rd Unit A229	0.14mi	1/1.0	540 (0%)	1mo	$283,000	$524	92
40 Folly Field Rd Unit C346	0.14mi	1/1.0	540 (0%)	2mo	$275,000	$509	92
40 Folly Field Rd Unit A214	0.14mi	1/1.0	540 (0%)	3mo	$252,000	$467	91
40 Folly Field Rd Unit A215	0.14mi	1/1.0	540 (0%)	3mo	$250,000	$463	91
40 Folly Field Rd Unit 346a	0.00mi	1/1.0	560 (+4%)	4mo	$268,000	$479	90
40 Folly Field Rd Unit A346	0.14mi	1/1.0	540 (0%)	4mo	$268,000	$496	90
40 Folly Field Rd Unit C313	0.14mi	1/1.0	540 (0%)	4mo	$235,000	$435	90
40 Folly Field Rd Unit B212	0.14mi	1/1.0	540 (0%)	5mo	$280,000	$519	89

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: 1.5%
• Equity multiple: 1.09×
• Total profit: $6,646
• Equity at exit: $122,262

10-year hold

• IRR: 5.3%
• Equity multiple: 1.84×
• Total profit: $62,215
• Equity at exit: $190,873

Cash invested: $74,200 (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 · 1 under contract
• Median asking: $399,500 ($740/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -18.2% 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: 1004
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$529
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-457

Break-even live

Break-even rent $2,988

Max offer price $198,846

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-366	+0% $-457	+5% $-549	+10% $-640
Rent	-10% $-647	-5% $-552	+0% $-457	+5% $-362	+10% $-267
Rate	-1.0pp $-324	-0.5pp $-390	base $-457	+0.5pp $-526	+1.0pp $-596

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee (reported)Association covers management, common areas, cable TV, flood insurance, insurance, internet, grounds maintenance, structure maintenance, pest control, phone, pools, reserve fund, sewer, trash, water, and high-speed internetCommunity amenities include beach access/rights, fitness center, barbecue, playground, pickleball, pool, restaurant, guarded entry, tennis courts, trails, and cable TV

Exterior

• Parking: Unassigned parking
• Security: Security guard
• Utilities: Public water
• Home design: Board and batten siding constructionAsphalt roof
• Construction: Board and batten sidingAsphalt roof
• Exterior features: BalconyFree-form community poolLap poolCommunity pool accessSecurity guard

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenSelf-cleaning ovenRefrigerator
• Flooring: Luxury vinylLuxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingHeat pumpCentral air conditioningElectric cooling
• Interior features: FurnishedCeiling fansSmooth ceilingsCable TV
• Laundry & utility: Common area laundry

HOA detail $529/mo · $6,348/yr condo

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

Listing history 43 events

1. 2026-08-08
   days on market $265,000 Active 53 DOM
2. 2026-08-07
   days on market $265,000 Active 52 DOM
3. 2026-08-06
   days on market $265,000 Active 51 DOM
4. 2026-08-05
   days on market $265,000 Active 50 DOM
5. 2026-08-04
   days on market $265,000 Active 49 DOM
6. 2026-08-03
   days on market $265,000 Active 48 DOM
7. 2026-07-31
   days on market $265,000 Active 45 DOM
8. 2026-07-30
   days on market $265,000 Active 44 DOM
9. 2026-07-29
   days on market $265,000 Active 43 DOM
10. 2026-07-27
    days on market $265,000 Active 41 DOM
11. 2026-07-25
    days on market $265,000 Active 39 DOM
12. 2026-07-23
    price $265,000 Active 37 DOM
13. 2026-07-23
    days on market $278,500 Active 37 DOM
14. 2026-07-22
    days on market $278,500 Active 36 DOM
15. 2026-07-21
    days on market $278,500 Active 35 DOM
16. 2026-07-18
    days on market $278,500 Active 32 DOM
17. 2026-07-16
    days on market $278,500 Active 30 DOM
18. 2026-07-16
    days on market $278,500 Active 29 DOM
19. 2026-07-14
    days on market $278,500 Active 28 DOM
20. 2026-07-13
    days on market $278,500 Active 27 DOM
21. 2026-07-12
    days on market $278,500 Active 26 DOM
22. 2026-07-11
    days on market $278,500 Active 25 DOM
23. 2026-07-10
    days on market $278,500 Active 24 DOM
24. 2026-07-09
    days on market $278,500 Active 23 DOM
25. 2026-07-08
    days on market $278,500 Active 22 DOM
26. 2026-07-07
    days on market $278,500 Active 21 DOM
27. 2026-07-06
    days on market $278,500 Active 20 DOM
28. 2026-07-05
    days on market $278,500 Active 19 DOM
29. 2026-07-04
    days on market $278,500 Active 18 DOM
30. 2026-07-03
    days on market $278,500 Active 17 DOM
31. 2026-07-02
    days on market $278,500 Active 16 DOM
32. 2026-07-01
    days on market $278,500 Active 15 DOM
33. 2026-06-30
    days on market $278,500 Active 14 DOM
34. 2026-06-29
    days on market $278,500 Active 13 DOM
35. 2026-06-28
    days on market $278,500 Active 12 DOM
36. 2026-06-28
    days on market $278,500 Active 11 DOM
37. 2026-06-27
    days on market $278,500 Active 10 DOM
38. 2026-06-25
    days on market $278,500 Active 8 DOM
39. 2026-06-23
    days on market $278,500 Active 6 DOM
40. 2026-06-21
    days on market $278,500 Active 5 DOM
41. 2026-06-18
    days on market $278,500 Active 2 DOM
42. 2026-06-16
    remarks 683-char remark
43. 2026-06-16
    listed $278,500 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $28,909
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$6,348
• − Depreciation: −$7,709
• Taxable loss: −$9,918
• Est. tax savings @ 24.0%: +$2,380
• After-tax cash flow: $-3,106/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 $2,700–$8,100 screening

This fully updated and move-in-ready condo is located on the first floor, just steps away from the pool and beach. It features new LVP floors, custom cabinets, and a tiled walk-in shower.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and resale value ↑
• Rental Replace worn-out furniture — Fresh furniture improves rental appeal ↑

ⓘ 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%
• 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

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee (reported)Association covers management, common areas, cable TV, flood insurance, insurance, internet, grounds maintenance, structure maintenance, pest control, phone, pools, reserve fund, sewer, trash, water, and high-speed internetCommunity amenities include beach access/rights, fitness center, barbecue, playground, pickleball, pool, restaurant, guarded entry, tennis courts, trails, and cable TV

Exterior

• Parking: Unassigned parking
• Security: Security guard
• Utilities: Public water
• Home design: Board and batten siding constructionAsphalt roof
• Construction: Board and batten sidingAsphalt roof
• Exterior features: BalconyFree-form community poolLap poolCommunity pool accessSecurity guard

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenSelf-cleaning ovenRefrigerator
• Flooring: Luxury vinylLuxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingHeat pumpCentral air conditioningElectric cooling
• Interior features: FurnishedCeiling fansSmooth ceilingsCable TV
• Laundry & utility: Common area laundry

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $278,500 RSMLS
• 2026-06-16 Listed $278,500 RSMLS