45 Folly Field Rd Unit 5H · Hilton Head Island, SC 29928

$320,000

2 bd · 2.0 ba · 757 sqft · Condo public records · 29 Days on market

Built 1980 $423/sqft · 6% below area Est $341k · 6% under

---

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 +10.2/15.0
• Cash flow +7.6/30.0
• Appreciation +6.6/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• 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

Well-maintained villa, a short distance to the beach. Laminate wood floors throughout. Brightly decorated & ready to use as a permanent or 2nd home, or rental investment. Nice amenities! Gated security. Best valued 2 BA villa complex this close to the ocean!

Key facts

• Gated community
• Fresh paint
• Stylish backsplash

Tags

• GATED COMMUNITY
• BEACH ACCESS
• NEW FLOORING
• FRESH PAINT
• UPDATED COUNTERTOPS
• STYLISH BACKSPLASH

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Association management; Cable TV included; Internet included; Grounds maintenance; Structure maintenance; Pest control; Pool maintenance; Reserve fund; Sewer included; Tennis courts; Trash service; Water included; Clubhouse; Fitness center; Playground; Pickleball; Guarded community; Tennis courts; Community pool

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard
• Utilities: Public water; Sewer available
• Home design: 2-story property
• Construction: Stucco construction
• Exterior features: Balcony; Community pool (free-form)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Self-cleaning oven; Refrigerator
• Bedrooms: Upper-level primary
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump heating; Central air conditioning; Electric cooling; Heat pump cooling
• Interior features: Window treatments; Built-in features; Multiple closets; Cable TV; Upper-level primary; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-382 ($-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 $292k (8.8% below list).
• Recommended offer: $292k (8.8% 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; 8 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 36% 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 $12k of equity ($2k loan paydown + $10k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 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 $291,955 (8.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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.
8. 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.
9. 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: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 9.1

CMA / ARV

• ARV (median comp): $340,666
• List price: $320,000
• Delta: -6.07%
• 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: $18,732
• Equity at exit: $147,638

10-year hold

• IRR: 7.0%
• Equity multiple: 2.09×
• Total profit: $97,969
• Equity at exit: $230,488

Cash invested: $89,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$377 /mo · $4,529/yr
• Insurance: −$133
• HOA est. from 18 same-building comps: −$500
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-382

Break-even live

Break-even rent $3,404

Max offer price $252,441

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.71mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	44d	1	0.94mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	2	0.94mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	21d	2	0.94mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	13d	1	1.21mi
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$2,902	$2.47	13d	9	1.22mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	44d	1	1.24mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	21d	1	1.35mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-13
   status $320,000 Pending 29 DOM
2. 2026-06-10
   days on market $320,000 Active 29 DOM
3. 2026-06-09
   days on market $320,000 Active 28 DOM
4. 2026-06-08
   days on market $320,000 Active 27 DOM
5. 2026-06-07
   days on market $320,000 Active 26 DOM
6. 2026-06-05
   days on market $320,000 Active 23 DOM
7. 2026-06-03
   days on market $320,000 Active 22 DOM
8. 2026-06-02
   days on market $320,000 Active 21 DOM
9. 2026-06-01
   days on market $320,000 Active 20 DOM
10. 2026-05-31
    days on market $320,000 Active 19 DOM
11. 2026-05-30
    days on market $320,000 Active 18 DOM
12. 2026-05-12
    listed $320,000 Active 633-char remark
13. 2023-05-05
    soldstatus $339,000
14. 2023-05-04
    soldstatus $339,000 Closed 264-char remark

    Show marketing remark (264 chars)

    Well-maintained villa, a short distance to the beach. Laminate wood floors throughout. Brightly decorated & ready to use as a permanent or 2nd home, or rental investment. Nice amenities! Gated security. Best valued 2 BA villa complex this close to the ocean!

15. 2023-04-03
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Well-maintained villa, a short distance to the beach. Laminate wood floors throughout. Brightly decorated & ready to use as a permanent or 2nd home, or rental investment. Nice amenities! Gated security. Best valued 2 BA villa complex this close to the ocean!

16. 2023-03-31
    listed $339,000 Active 264-char remark

    Show marketing remark (264 chars)

    Well-maintained villa, a short distance to the beach. Laminate wood floors throughout. Brightly decorated & ready to use as a permanent or 2nd home, or rental investment. Nice amenities! Gated security. Best valued 2 BA villa complex this close to the ocean!

17. 2009-09-28
    soldstatus $127,500
18. 2009-09-25
    soldstatus $127,500

    Show marketing remark (302 chars)

    Walk to Folly Field Beach from your 2BR/2BA second floor villa. This villa would make a perfect beach getaway. Villa complex offers 10 clay tennis courts, 2 pools, racquetball courts, free fitness center access, 24-hour security guard and gate, and within walking distance to Folly Field Beach. OSCREA.

19. 2009-03-02
    listed $149,400

    Show marketing remark (302 chars)

    Walk to Folly Field Beach from your 2BR/2BA second floor villa. This villa would make a perfect beach getaway. Villa complex offers 10 clay tennis courts, 2 pools, racquetball courts, free fitness center access, 24-hour security guard and gate, and within walking distance to Folly Field Beach. OSCREA.

20. 2003-04-08
    soldstatus $88,000
21. 1998-04-13
    soldstatus $68,000
22. 1995-07-17
    soldstatus $49,500
23. 1990-07-30
    soldstatus $43,000
24. 1981-02-01
    soldstatus $60,900

ⓘ 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: $4,529 · $377/mo
• Projected year-2 tax: $4,529 · $377/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: $35,035
• − Mortgage interest: −$17,925
• − Property taxes: −$4,529
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − HOA: −$6,000
• − Depreciation: −$9,309
• Taxable loss: −$9,934
• Est. tax savings @ 24.0%: +$2,384
• After-tax cash flow: $-2,205/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

+425.5% since first listed

14 events — show timeline

• 2026-06-10 Pending — RSMLS
• 2026-05-12 Listed $320,000 RSMLS
• 2023-05-05 Sold (Public Records) $339,000 Public Records
• 2023-05-04 Sold (MLS) $339,000 RSMLS
• 2023-04-03 Pending — RSMLS
• 2023-03-31 Listed $339,000 RSMLS
• 2009-09-28 Sold (Public Records) $127,500 Public Records
• 2009-09-25 Sold (MLS) $127,500 RSMLS
• 2009-03-02 Listed $149,400 RSMLS
• 2003-04-08 Sold (Public Records) $88,000 Public Records
• 1998-04-13 Sold (Public Records) $68,000 Public Records
• 1995-07-17 Sold (Public Records) $49,500 Public Records
• 1990-07-30 Sold (Public Records) $43,000 Public Records
• 1981-02-01 Sold (Public Records) $60,900 Public Records

Property tax history

+10.2%/yr

Latest (2025): $4,529 · +1.4% YoY. Source: county tax records.