300 Woodhaven Dr #2501 · Hilton Head Island, SC 29928

$139,900

2 bd · 2.0 ba · 1,241 sqft · Condo public records · 66 Days on market

Built 1984 Good condition $113/sqft · 36% below area Est $247k · 43% under $5400/mo HOA · 157% 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
• 1% rule +10.0/10.0
• Appreciation +6.6/10.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks

Make us аn Offеr! Sеnіor Indeреndent Living Retirement. 2 bedroοm 2 bаth top floor. Sold furnished features a balcony with lagoon views with lots of sunlight. Kitchen and bathrooms are updated, wood floors and washer/dryer. Built-in bookshelves & large dining area. Situated on a lush 21-acre campus with clubhouse and fine dining restaurant. On-site skilled medical facility & home health care solutions. Amenities include daily meals, social activities, transportation, pool, and recreation. 0.8 miles from the ocean, with shopping and churches nearby. Pets allowed. No rentals allowed.

Key facts

• Lush 21-acre campus
• Wood floors
• Large dining area

Tags

• BALCONY WITH LAGOON VIEWS
• UPDATED KITCHEN AND BATHROOMS
• WOOD FLOORS
• BUILT-IN BOOKSHELVES
• LARGE DINING AREA
• LUSH 21-ACRE CAMPUS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4k ($-43k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate -24.8% vs local median 2.3% 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); 1004 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 42% 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 ($967 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 157% of rent.

Recommended offer $131,506 (6.0% 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 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
9. 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.
10. 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.
11. 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: 2.46% ✓
• Cap rate: -24.77%
• Cash-on-cash: -110.94%
• DSCR: -3.94
• GRM: 3.4

CMA / ARV

• ARV (median comp): $247,149
• List price: $139,900
• Delta: -43.39%
• 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
15 Deallyon Ave #67	0.67mi	2/2.0	1,246 (+0%)	0mo	$504,000	$404	68
10 Lemoyne Ave #414	0.65mi	2/2.0	1,270 (+2%)	1mo	$595,000	$469	65
31 S Forest Bch #11	0.82mi	2/2.0	1,296 (+4%)	1mo	$820,000	$633	56
15 Deallyon Ave #59	0.67mi	2/2.5	1,346 (+8%)	0mo	$527,000	$392	53
15 Deallyon Ave #24	0.67mi	2/2.5	1,346 (+8%)	0mo	$550,000	$409	53
137 Cordillo Pkwy #7506	0.57mi	3/3.0 (+1)	1,340 (+8%)	0mo	$635,000	$474	51
42 S Forest Beach Dr #3086	0.68mi	2/2.0	1,100 (-11%)	1mo	$505,000	$459	48
52 Otter Rd	0.71mi	2/2.0	1,516 (+22%)	0mo	$690,000	$455	42
63 Shipyard Dr #601	1.43mi	2/2.5	1,530 (+23%)	0mo	$560,000	$366	38
70 Shipyard Dr #260	1.26mi	2/2.5	1,432 (+15%)	1mo	$649,000	$453	37
70 Shipyard Dr #148	1.26mi	2/2.5	1,432 (+15%)	1mo	$599,900	$419	37
53 Delander Ct #58	1.31mi	2/1.0	950 (-23%)	0mo	$219,000	$231	36

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: -83.9%
• Equity multiple: -4.31×
• Total profit: $-208,096
• Equity at exit: $64,545

10-year hold

• IRR: -54.7%
• Equity multiple: -9.56×
• Total profit: $-413,691
• Equity at exit: $100,766

Cash invested: $39,172 (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: 2 active · 7 under contract
• Median asking: $982,000 ($847/sqft)
• Median days on market: 229 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -76.5% 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: 3.4×

Monthly cashflow live

• Estimated rent: $3,440 high
• Mortgage (P&I): −$734
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$58
• HOA: −$5,400
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $-3,621

Break-even live

Break-even rent $8,024

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-3,542	-5% $-3,582	+0% $-3,621	+5% $-3,661	+10% $-3,701
Rent	-10% $-3,893	-5% $-3,757	+0% $-3,621	+5% $-3,485	+10% $-3,350
Rate	-1.0pp $-3,551	-0.5pp $-3,586	base $-3,621	+0.5pp $-3,658	+1.0pp $-3,694

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: $34,975
• Closing costs: $4,197
• Club membership (one-time): —
• 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	62d	1	0.46mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	62d	1	0.51mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	62d	1	0.65mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	62d	1	0.84mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	70d	1	0.93mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	62d	1	1.05mi
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	62d	1	1.46mi

Property features AI

Finance

• Other: Pets allowed with restrictions (dogs OK, number limits, owner only, pet restrictions)
• HOA & community: HOA amenities include clubhouse, fitness center, pool, guard service, transportation service, and cable TVHOA fees cover association management, common areas, cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, and high-speed internetLocated in a senior community

Exterior

• Parking: Unassigned parking
• Security: Gated communitySecurity guardFire alarmFire sprinkler systemSmoke detectors
• Utilities: Public water
• Home design: Condo/townhome style propertyNortheast facing
• Construction: Asphalt roof
• Exterior features: BalconyPatioPaved drivewayCommunity poolHas view (northeast)

Interior

• Kitchen: RangeMicrowaveDishwasherGarbage disposalRefrigerator
• Flooring: CarpetEngineered hardwoodLuxury vinylLuxury vinyl plankTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: FurnishedElevator accessCable TV availableWindow treatments
• Laundry & utility: WasherDryer

HOA detail $5,400/mo · $64,800/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $139,900 Active 66 DOM
2. 2026-08-07
   days on market $139,900 Active 65 DOM
3. 2026-08-06
   days on market $139,900 Active 64 DOM
4. 2026-08-05
   days on market $139,900 Active 63 DOM
5. 2026-08-04
   days on market $139,900 Active 62 DOM
6. 2026-08-03
   days on market $139,900 Active 61 DOM
7. 2026-07-31
   days on market $139,900 Active 58 DOM
8. 2026-07-30
   days on market $139,900 Active 57 DOM
9. 2026-07-29
   days on market $139,900 Active 56 DOM
10. 2026-07-27
    days on market $139,900 Active 54 DOM
11. 2026-07-25
    days on market $139,900 Active 52 DOM
12. 2026-07-23
    days on market $139,900 Active 50 DOM
13. 2026-07-22
    days on market $139,900 Active 49 DOM
14. 2026-07-21
    days on market $139,900 Active 48 DOM
15. 2026-07-18
    days on market $139,900 Active 45 DOM
16. 2026-07-16
    days on market $139,900 Active 43 DOM
17. 2026-07-16
    days on market $139,900 Active 42 DOM
18. 2026-07-14
    days on market $139,900 Active 41 DOM
19. 2026-07-13
    days on market $139,900 Active 40 DOM
20. 2026-07-12
    days on market $139,900 Active 39 DOM
21. 2026-07-11
    days on market $139,900 Active 38 DOM
22. 2026-07-10
    days on market $139,900 Active 37 DOM
23. 2026-07-09
    days on market $139,900 Active 36 DOM
24. 2026-07-08
    days on market $139,900 Active 35 DOM
25. 2026-07-07
    days on market $139,900 Active 34 DOM
26. 2026-07-06
    days on market $139,900 Active 33 DOM
27. 2026-07-05
    days on market $139,900 Active 32 DOM
28. 2026-07-04
    days on market $139,900 Active 31 DOM
29. 2026-07-03
    days on market $139,900 Active 30 DOM
30. 2026-07-02
    days on market $139,900 Active 29 DOM
31. 2026-07-01
    days on market $139,900 Active 28 DOM
32. 2026-06-30
    days on market $139,900 Active 27 DOM
33. 2026-06-29
    days on market $139,900 Active 26 DOM
34. 2026-06-28
    days on market $139,900 Active 25 DOM
35. 2026-06-28
    days on market $139,900 Active 24 DOM
36. 2026-06-27
    days on market $139,900 Active 23 DOM
37. 2026-06-25
    days on market $139,900 Active 21 DOM
38. 2026-06-23
    days on market $139,900 Active 19 DOM
39. 2026-06-21
    days on market $139,900 Active 18 DOM
40. 2026-06-18
    days on market $139,900 Active 15 DOM
41. 2026-06-17
    days on market $139,900 Active 14 DOM
42. 2026-06-16
    days on market $139,900 Active 13 DOM
43. 2026-06-15
    days on market $139,900 Active 12 DOM
44. 2026-06-14
    days on market $139,900 Active 10 DOM
45. 2026-06-13
    days on market $139,900 Active 9 DOM
46. 2026-06-10
    days on market $139,900 Active 7 DOM
47. 2026-06-09
    days on market $139,900 Active 6 DOM
48. 2026-06-08
    days on market $139,900 Active 5 DOM
49. 2026-06-07
    days on market $139,900 Active 4 DOM
50. 2026-06-05
    remarks 649-char remark

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/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: $41,286
• − Mortgage interest: −$7,837
• − Property taxes: −$1,768
• − Insurance: −$700
• − Repairs & maintenance: −$3,303
• − Management: −$3,303
• − HOA: −$64,800
• − Depreciation: −$4,070
• Taxable loss: −$44,494
• Est. tax savings @ 24.0%: +$10,679
• After-tax cash flow: $-32,777/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 80/100 Cosmetic rehab Est. rehab $6,205–$18,615 screening

This townhouse is in good condition with updated kitchens and bathrooms. It has a good curb appeal and is move-in ready.

Components & finishes AI

Flooring tile Counters granite Appliances stainless steel

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet with hardwood — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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 54/100

Zoned Schools

Elementary Hilton Head Island Elementary D SC #168/597 Nat'l #12,785/41,679 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: Pets allowed with restrictions (dogs OK, number limits, owner only, pet restrictions)
• HOA & community: HOA amenities include clubhouse, fitness center, pool, guard service, transportation service, and cable TVHOA fees cover association management, common areas, cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, and high-speed internetLocated in a senior community

Exterior

• Parking: Unassigned parking
• Security: Gated communitySecurity guardFire alarmFire sprinkler systemSmoke detectors
• Utilities: Public water
• Home design: Condo/townhome style propertyNortheast facing
• Construction: Asphalt roof
• Exterior features: BalconyPatioPaved drivewayCommunity poolHas view (northeast)

Interior

• Kitchen: RangeMicrowaveDishwasherGarbage disposalRefrigerator
• Flooring: CarpetEngineered hardwoodLuxury vinylLuxury vinyl plankTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: FurnishedElevator accessCable TV availableWindow treatments
• Laundry & utility: WasherDryer

Price history

+31.5% since first listed

13 events — show timeline

• 2026-06-03 Listed $139,900 RSMLS
• 2025-09-05 Listed $199,000 RSMLS
• 2025-09-04 Listed $199,000 RSMLS
• 2025-05-28 Price Changed $215,000 RSMLS
• 2025-02-24 Listed $235,000 RSMLS
• 2020-09-04 Sold (Public Records) $120,000 Public Records
• 2020-08-21 Sold (MLS) $120,000 RSMLS
• 2019-03-21 Listed $129,000 RSMLS
• 2017-03-20 Sold (Public Records) $125,000 Public Records
• 2003-12-02 Sold (Public Records) $207,500 Public Records
• 1997-07-29 Sold (Public Records) $180,000 Public Records
• 1985-12-01 Sold (Public Records) $138,000 Public Records
• 1982-10-01 Sold (Public Records) $106,397 Public Records

Property tax history

+10.9%/yr

Latest (2024): $1,768 · +0.8% YoY. Source: county tax records.