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

$139,900

2 bd · 2.0 ba · 1,241 sqft · Condo public records · 15 Days on market

Built 1984

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

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. Membership application required $29,000 (1) $ 35,000 (2)

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

Property features AI

Finance

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

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard; Fire alarm; Fire sprinkler system; Smoke detectors
• Utilities: Public water
• Home design: Condominium (unit); Faces northeast
• Construction: Asphalt roof
• Exterior features: Balcony; Patio; Paved driveway; Community pool; Has view (northeast)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Engineered hardwood; Luxury vinyl / luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Elevator; Cable TV; Window treatments; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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 leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 15 days — a 2% lower offer ($138k) 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.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 21.55%
• Cash-on-cash: 54.49%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 60.0%
• Equity multiple: 4.38×
• Total profit: $132,514
• Equity at exit: $64,545

10-year hold

• IRR: 59.4%
• Equity multiple: 8.97×
• Total profit: $312,288
• 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 →

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• 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: −$0
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $1,779

Break-even live

Break-even rent $1,189

Max offer price $139,900

Occupancy floor 43%

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
• 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	13d	1	0.46mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	13d	1	0.51mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	13d	1	0.65mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	13d	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	13d	1	1.05mi
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	13d	1	1.46mi

HOA detail condo

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

Listing history 12 events

1. 2026-06-18
   days on market $139,900 Active 15 DOM
2. 2026-06-17
   days on market $139,900 Active 14 DOM
3. 2026-06-16
   days on market $139,900 Active 13 DOM
4. 2026-06-15
   days on market $139,900 Active 12 DOM
5. 2026-06-14
   days on market $139,900 Active 10 DOM
6. 2026-06-13
   days on market $139,900 Active 9 DOM
7. 2026-06-10
   days on market $139,900 Active 7 DOM
8. 2026-06-09
   days on market $139,900 Active 6 DOM
9. 2026-06-08
   days on market $139,900 Active 5 DOM
10. 2026-06-07
    days on market $139,900 Active 4 DOM
11. 2026-06-05
    remarks 649-char remark
12. 2026-06-05
    listed $139,900 Active 1 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: $1,768 · $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
• − Depreciation: −$4,070
• Taxable income: $20,306
• Est. tax owed @ 24.0%: −$4,873
• After-tax cash flow: $16,471/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

+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.