40 Folly Field Rd Unit B252 · Hilton Head Island, SC 29928

$239,900

1 bd · 1.0 ba · 540 sqft · Condo · 106 Days on market

Built 1980 Good condition $444/sqft · 30% below area Est $345k · 30% under $529/mo HOA · 22% of rent ↓ 2% since listing

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Why this score? — see what drove the C- 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
• Cash flow +8.0/30.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• 1% rule +5.3/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.1/10.0

Listing remarks

Opportunіty knοckѕ fοr a great οсeanfront value! Located οn thе wing with lovely views and a nice and private location, with a little TLC this can be your oceanfront vacation residence. Enjoy an oceanfront pool, tennis and pickleball, fitness, restaurant, security, bike rentals and much more. Lowest priced oceanfront villa on HHI! Outstanding opportunity!

Key facts

• Restaurant
• Bike rentals
• Oceanfront pool

Tags

• OCEANFRONT POOL
• TENNIS AND PICKLEBALL
• FITNESS
• RESTAURANT
• SECURITY
• BIKE RENTALS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (14.7% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $205k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.4% 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); 1162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 30% 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 $9k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $204,574 (14.7% 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 106 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 1.03% ✓
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 8.1

CMA / ARV

• ARV (median comp): $344,809
• List price: $239,900
• Delta: -30.43%
• 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 B215	0.00mi	1/1.0	540 (0%)	0mo	$258,000	$478	100
40 Folly Field Rd Unit 325a	0.00mi	1/1.0	540 (0%)	1mo	$430,000	$796	99
40 Folly Field Rd Unit A4	0.00mi	1/1.0	540 (0%)	6mo	$299,000	$554	95
40 Folly Field Rd Unit A325	0.14mi	1/1.0	540 (0%)	1mo	$430,000	$796	92
40 Folly Field Rd Unit B317	0.14mi	1/1.0	540 (0%)	2mo	$287,500	$532	92
40 Folly Field Rd Unit C131	0.13mi	1/1.0	540 (0%)	3mo	$250,000	$463	91
40 Folly Field Rd Unit A229	0.14mi	1/1.0	540 (0%)	3mo	$283,000	$524	91
40 Folly Field Rd Unit C346	0.14mi	1/1.0	540 (0%)	3mo	$275,000	$509	91
40 Folly Field Rd Unit A214	0.14mi	1/1.0	540 (0%)	4mo	$252,000	$467	90
40 Folly Field Rd Unit A215	0.14mi	1/1.0	540 (0%)	5mo	$250,000	$463	89
40 Folly Field Rd Unit 346a	0.00mi	1/1.0	560 (+4%)	6mo	$268,000	$479	89
40 Folly Field Rd Unit 215b	0.00mi	1/1.0	592 (+10%)	0mo	$258,000	$436	84

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: 4.3%
• Equity multiple: 1.25×
• Total profit: $16,927
• Equity at exit: $110,682

10-year hold

• IRR: 7.6%
• Equity multiple: 2.19×
• Total profit: $80,152
• Equity at exit: $172,794

Cash invested: $67,172 (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: 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: -13.7% 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: 1162
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,459 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$529
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-244

Break-even live

Break-even rent $2,768

Max offer price $204,574

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-161	+0% $-244	+5% $-327	+10% $-410
Rent	-10% $-438	-5% $-341	+0% $-244	+5% $-147	+10% $-50
Rate	-1.0pp $-123	-0.5pp $-183	base $-244	+0.5pp $-306	+1.0pp $-370

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Gardner Dr Hilton Head Island, SC	3.0	1.0–2.0	1021	$2,751	$2.69	0d	7	1.29mi

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association provides management, common area maintenance, grounds and structure maintenance, reserve fund, pest controlAssociation includes cable TV, high-speed internet, phone, internet, trash, sewer, waterAssociation covers flood insurance and insuranceAssociation amenities include beach rights and access, pool, fitness center, golf course, tennis and pickleball courts, playground, trails, barbecue, restaurant, guard, and cable TV

Exterior

• Parking: Unassigned parking
• Security: Security guard
• Utilities: Public water
• Home design: Condo / apartment style property
• Construction: Wood sidingAsphalt roof
• Exterior features: BalconyHas viewCommunity pool (free form and lap)

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigeratorAir-to-air exchanger
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Main level primary bedroomCable TV availableUnfurnished
• Laundry & utility: Laundry in common area

HOA detail $529/mo · $6,348/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $239,900 Active 106 DOM
2. 2026-09-24
   days on market $239,900 Active 105 DOM
3. 2026-09-22
   days on market $239,900 Active 104 DOM
4. 2026-09-21
   days on market $239,900 Active 103 DOM
5. 2026-09-20
   days on market $239,900 Active 102 DOM
6. 2026-09-19
   days on market $239,900 Active 101 DOM
7. 2026-09-18
   days on market $239,900 Active 100 DOM
8. 2026-09-17
   days on market $239,900 Active 99 DOM
9. 2026-09-16
   days on market $239,900 Active 98 DOM
10. 2026-09-15
    days on market $239,900 Active 97 DOM
11. 2026-09-14
    days on market $239,900 Active 96 DOM
12. 2026-09-13
    days on market $239,900 Active 95 DOM
13. 2026-09-12
    days on market $239,900 Active 94 DOM
14. 2026-09-11
    days on market $239,900 Active 93 DOM
15. 2026-09-05
    days on market $239,900 Active 87 DOM
16. 2026-09-04
    days on market $239,900 Active 86 DOM
17. 2026-09-03
    days on market $239,900 Active 85 DOM
18. 2026-08-31
    days on market $239,900 Active 82 DOM
19. 2026-08-30
    days on market $239,900 Active 81 DOM
20. 2026-08-29
    days on market $239,900 Active 80 DOM
21. 2026-08-28
    pricedays on market $239,900 Active 79 DOM
22. 2026-08-27
    days on market $249,900 Active 78 DOM
23. 2026-08-26
    days on market $249,900 Active 77 DOM
24. 2026-08-25
    days on market $249,900 Active 76 DOM
25. 2026-08-24
    days on market $249,900 Active 75 DOM
26. 2026-08-23
    days on market $249,900 Active 74 DOM
27. 2026-08-22
    days on market $249,900 Active 73 DOM
28. 2026-08-21
    days on market $249,900 Active 72 DOM
29. 2026-08-20
    days on market $249,900 Active 71 DOM
30. 2026-08-19
    days on market $249,900 Active 70 DOM
31. 2026-08-18
    days on market $249,900 Active 69 DOM
32. 2026-08-17
    days on market $249,900 Active 68 DOM
33. 2026-08-16
    days on market $249,900 Active 67 DOM
34. 2026-08-15
    days on market $249,900 Active 66 DOM
35. 2026-08-14
    days on market $249,900 Active 65 DOM
36. 2026-08-13
    days on market $249,900 Active 64 DOM
37. 2026-08-12
    days on market $249,900 Active 63 DOM
38. 2026-08-11
    days on market $249,900 Active 62 DOM
39. 2026-08-10
    days on market $249,900 Active 61 DOM
40. 2026-08-09
    days on market $249,900 Active 60 DOM
41. 2026-08-08
    days on market $249,900 Active 59 DOM
42. 2026-08-07
    days on market $249,900 Active 58 DOM
43. 2026-08-06
    days on market $249,900 Active 57 DOM
44. 2026-08-05
    days on market $249,900 Active 56 DOM
45. 2026-08-04
    days on market $249,900 Active 55 DOM
46. 2026-08-03
    days on market $249,900 Active 54 DOM
47. 2026-07-31
    days on market $249,900 Active 51 DOM
48. 2026-07-30
    days on market $249,900 Active 50 DOM
49. 2026-07-29
    days on market $249,900 Active 49 DOM
50. 2026-07-27
    days on market $249,900 Active 47 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: $29,510
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − HOA: −$6,348
• − Depreciation: −$6,979
• Taxable loss: −$6,774
• Est. tax savings @ 24.0%: +$1,626
• After-tax cash flow: $-1,304/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $2,700–$8,100 screening

This oceanfront townhouse is in good condition with a good location and amenities. A fresh coat of paint on the exterior would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean and maintain pool area — Improves amenities and 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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association provides management, common area maintenance, grounds and structure maintenance, reserve fund, pest controlAssociation includes cable TV, high-speed internet, phone, internet, trash, sewer, waterAssociation covers flood insurance and insuranceAssociation amenities include beach rights and access, pool, fitness center, golf course, tennis and pickleball courts, playground, trails, barbecue, restaurant, guard, and cable TV

Exterior

• Parking: Unassigned parking
• Security: Security guard
• Utilities: Public water
• Home design: Condo / apartment style property
• Construction: Wood sidingAsphalt roof
• Exterior features: BalconyHas viewCommunity pool (free form and lap)

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigeratorAir-to-air exchanger
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Main level primary bedroomCable TV availableUnfurnished
• Laundry & utility: Laundry in common area

Price history

-2.0% since first listed

2 events — show timeline

• 2026-07-09 Price Changed $249,900 RSMLS
• 2026-06-10 Listed $254,900 RSMLS