6 Woodward Ave Unit B4 · Hilton Head Island, SC 29928

$459,000

2 bd · 1.0 ba · 833 sqft · Condo public records · 97 Days on market

Built 1980 $551/sqft · 26% above area Est $420k · 9% over

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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).

• Cash flow +9.3/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• ARV discount +3.4/15.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

na

Key facts

• Parking
• Community pool
• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $459k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $448k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (24.7% below list).
• Recommended offer: $346k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% 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); 846 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% 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 $18k of equity ($3k loan paydown + $15k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $345,848 (24.7% 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 97 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. 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: 0.75% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $420,263
• List price: $459,000
• Delta: 9.22%
• 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: 5.3%
• Equity multiple: 1.31×
• Total profit: $39,739
• Equity at exit: $211,768

10-year hold

• IRR: 8.3%
• Equity multiple: 2.30×
• Total profit: $166,449
• Equity at exit: $330,606

Cash invested: $128,520 (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: 846
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$2,407
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$191
• HOA est. from 2 same-building comps: −$275
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-336

Break-even live

Break-even rent $3,884

Max offer price $399,636

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-206	+0% $-336	+5% $-466	+10% $-596
Rent	-10% $-609	-5% $-473	+0% $-336	+5% $-199	+10% $-63
Rate	-1.0pp $-105	-0.5pp $-219	base $-336	+0.5pp $-455	+1.0pp $-576

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	15d	1	0.16mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	15d	1	0.20mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	23d	1	0.40mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	15d	1	0.46mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	15d	1	0.55mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	15d	1	0.87mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-21
   days on market $459,000 Active 97 DOM
2. 2026-06-18
   days on market $459,000 Active 94 DOM
3. 2026-06-17
   days on market $459,000 Active 93 DOM
4. 2026-06-16
   days on market $459,000 Active 92 DOM
5. 2026-06-15
   days on market $459,000 Active 91 DOM
6. 2026-06-14
   days on market $459,000 Active 89 DOM
7. 2026-06-13
   pricedays on market $459,000 Active 88 DOM
8. 2026-06-10
   days on market $469,000 Active 86 DOM
9. 2026-06-09
   days on market $469,000 Active 85 DOM
10. 2026-06-08
    days on market $469,000 Active 84 DOM
11. 2026-06-07
    days on market $469,000 Active 83 DOM
12. 2026-06-05
    days on market $469,000 Active 80 DOM
13. 2026-06-03
    days on market $469,000 Active 79 DOM
14. 2026-06-02
    days on market $469,000 Active 78 DOM
15. 2026-06-01
    days on market $469,000 Active 77 DOM
16. 2026-05-31
    days on market $469,000 Active 76 DOM
17. 2026-03-16
    listed $469,000 Active 2-char remark

    Show marketing remark (2 chars)

    na

18. 2025-04-14
    soldstatus $425,000
19. 2025-03-21
    soldstatus $425,000 Closed 421-char remark

    Show marketing remark (421 chars)

    This recently renovated, pet-friendly (owners only), 2 bedroom 1 bath villa is close to the beach using the Alder Lane Beach access with restrooms, restaurant & bar. Fully furnished Dunes Villa in the South Forest Beach area of Hilton Head Island. Close to the Coligny Shopping Center and Celebration Park. This 2nd-floor villa can be used as an investment property or you could use it as your own personal getaway.

20. 2025-03-21
    status Pending 421-char remark

    Show marketing remark (421 chars)

    This recently renovated, pet-friendly (owners only), 2 bedroom 1 bath villa is close to the beach using the Alder Lane Beach access with restrooms, restaurant & bar. Fully furnished Dunes Villa in the South Forest Beach area of Hilton Head Island. Close to the Coligny Shopping Center and Celebration Park. This 2nd-floor villa can be used as an investment property or you could use it as your own personal getaway.

21. 2025-02-24
    listed $445,000 Active 421-char remark

    Show marketing remark (421 chars)

    This recently renovated, pet-friendly (owners only), 2 bedroom 1 bath villa is close to the beach using the Alder Lane Beach access with restrooms, restaurant & bar. Fully furnished Dunes Villa in the South Forest Beach area of Hilton Head Island. Close to the Coligny Shopping Center and Celebration Park. This 2nd-floor villa can be used as an investment property or you could use it as your own personal getaway.

22. 2022-12-13
    listed $449,000 Active
23. 2020-12-15
    listed $279,000
24. 2018-08-10
    soldstatus $125,000
25. 2018-01-30
    soldstatus $133,500
26. 2018-01-08
    soldstatus $133,500
27. 2017-11-17
    listed $141,900
28. 2004-12-27
    soldstatus $110,000
29. 2001-08-27
    soldstatus $85,000
30. 1997-06-25
    soldstatus $53,000
31. 1991-08-01
    soldstatus $34,300
32. 1986-06-01
    soldstatus $34,000
33. 1980-09-01
    soldstatus $42,900

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,616 · $218/mo
• Expected delta: +$277/yr (+$23/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $41,502
• − Mortgage interest: −$25,711
• − Property taxes: −$2,339
• − Insurance: −$2,295
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − HOA: −$3,300
• − Depreciation: −$13,353
• Taxable loss: −$12,137
• Est. tax savings @ 24.0%: +$2,913
• After-tax cash flow: $-1,120/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

+993.2% since first listed

17 events — show timeline

• 2026-03-16 Listed $469,000 RSMLS
• 2025-04-14 Sold (Public Records) $425,000 Public Records
• 2025-03-21 Sold (MLS) $425,000 RSMLS
• 2025-03-21 Pending — RSMLS
• 2025-02-24 Listed $445,000 RSMLS
• 2022-12-13 Listed $449,000 RSMLS
• 2020-12-15 Listed $279,000 RSMLS
• 2018-08-10 Sold (Public Records) $125,000 Public Records
• 2018-01-30 Sold (Public Records) $133,500 Public Records
• 2018-01-08 Sold (MLS) $133,500 RSMLS
• 2017-11-17 Listed $141,900 RSMLS
• 2004-12-27 Sold (Public Records) $110,000 Public Records
• 2001-08-27 Sold (Public Records) $85,000 Public Records
• 1997-06-25 Sold (Public Records) $53,000 Public Records
• 1991-08-01 Sold (Public Records) $34,300 Public Records
• 1986-06-01 Sold (Public Records) $34,000 Public Records
• 1980-09-01 Sold (Public Records) $42,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,339 · +1.2% YoY. Source: county tax records.