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34 S Forest Beach Dr Unit C14
C- Composite 53.88
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 +14.7/15.0
  • Cash flow +8.7/30.0
  • Appreciation +6.6/10.0
  • Schools +5.7/10.0
  • Condition / age +4.8/5.0
  • 1% rule +4.6/10.0
  • Rent growth +3.3/5.0
  • Livability +3.2/5.0
  • DSCR +2.4/10.0

$280,000

34 S Forest Beach Dr Unit C14 · Hilton Head Island, SC 29928
1 bd · 1.0 ba · 625 sqft · Condo · 199 Days on market
Built 1975 Excellent condition $448/sqft · 16% below area Est $333k · 16% under $427/mo HOA · 16% of rent ↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Top-floor renovated villa with strong rental potential just a short walk to South Forest Beach and Coligny Plaza. This 1 bed, 1 bath unit in Xanadu Villas offers 625 sq ft, elevator access, and no one above. Updated with LVP flooring, smooth ceilings, fresh paint, and furnishings for a turnkey setup. Open living area, full kitchen, and private balcony overlooking landscaped grounds and pool. Gated complex with community pool and tennis. Located in a high-demand rental area with proven appeal.

Key facts

  • Full renovated villa
  • Elevator access
  • Smooth ceilings

Tags

FULL RENOVATED VILLASHORT WALK TO THE BEACHELEVATOR ACCESSPRIVATE FOURTH-FLOOR POSITIONLUXURY VINYL PLANK FLOORINGSMOOTH CEILINGS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath condo listed at $280k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $236k (15.7% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (4.0% below list).
  • Recommended offer: $236k (15.7% below list) — sets the bar for cash-flow.
  • Cap rate 5.3% 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); 1310 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 162d 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 33% 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 $11k of equity ($2k loan paydown + $9k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 199 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

  • Watch-outs: flood insurance adds $66/mo.
  • Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $235,957 (15.7% 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 199 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
  3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
  5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  6. 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?
  7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  9. 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?
  10. 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.
  11. 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.
  12. 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
0.96% ✗
Cap rate
5.27%
Cash-on-cash
-3.64%
DSCR
0.84
GRM
8.7

CMA / ARV

ARV (median comp)
$333,305
List price
$280,000
Delta
-15.99%
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
23 S Forest Beach Dr #223 0.24mi 1/1.0 560 (-10%) 1mo $490,000 $875 70
43 S Forest Beach Dr #215 0.18mi 1/1.0 538 (-14%) 1mo $493,000 $916 68
39 S Forest Beach Dr #427 0.15mi 1/1.0 525 (-16%) 2mo $488,000 $930 66
43 S Forest Beach Dr S #420 0.18mi 1/1.0 538 (-14%) 4mo $525,000 $976 65
23 S Forest Beach Dr #367 0.20mi 1/1.0 518 (-17%) 2mo $460,000 $888 65
23 S Forest Beach Dr #217 0.24mi 1/1.0 518 (-17%) 0mo $345,000 $666 64
23 S Forest Beach Dr #328 0.24mi 1/1.0 518 (-17%) 1mo $375,000 $724 63
10 S Forest Beach Dr #212 0.34mi 1/1.0 489 (-22%) 3mo $305,000 $624 56
4 N Forest Beach Dr N #107 0.56mi 1/1.0 518 (-17%) 2mo $345,000 $666 47
4 N Forest Beach Dr #119 0.56mi 1/1.0 518 (-17%) 3mo $359,900 $695 46
217 Cordillo Pkwy Unit B4 0.69mi 1/1.0 533 (-15%) 1mo $260,000 $488 43
21 Lagoon Rd Unit A3c 0.68mi 2/1.0 (+1) 750 (+20%) 0mo $395,000 $527 38

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
4.0%
Equity multiple
1.23×
Total profit
$18,398
Equity at exit
$129,183
10-year hold
IRR
7.4%
Equity multiple
2.15×
Total profit
$90,278
Equity at exit
$201,677

Cash invested: $78,400 (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
0 active · 1 under contract

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
1310
Price-to-rent
8.7×

Monthly cashflow live

Estimated rent
$2,689 medium interval (Pro) →
Mortgage (P&I)
−$1,468
Tax est. 1.5%
−$350 /mo · $4,200/yr
Insurance
−$117
Flood insurance flood zone
−$66 /mo · $798/yr
HOA
−$427
Vacancy / Maint / Mgmt
−$565
Net cashflow
$-304

Break-even live

Break-even rent $3,074
Max offer price $235,957
Occupancy floor —

Sensitivity live

Price -10% $-111 -5% $-208 +0% $-304 +5% $-401 +10% $-498
Rent -10% $-517 -5% $-411 +0% $-304 +5% $-198 +10% $-92
Rate -1.0pp $-163 -0.5pp $-233 base $-304 +0.5pp $-377 +1.0pp $-451

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
$70,000
Closing costs
$8,400
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 4 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
10 Lemoyne Ave Hilton Head Island, SC 1.0 1.0 500 $1,700 $3.40 154d 1 0.06mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC 1.0 1.0 645 $3,185 $4.94 162d 1 0.22mi
4 N Forest Beach Dr Unit 1436439P Hilton Head Island, SC 1.0 1.0 516 $4,092 $7.93 184d 1 0.57mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC 2.0 2.0 742 $2,687 $3.62 154d 1 0.72mi

Property features AI

Finance

Other
Pets allowed by owner only
HOA & community
Association-managed communityPoolTennis courtsAssociation covers management, common areas, insurance, grounds maintenance, structure maintenance, pest control, reserve fund, sewer, trash, and water

Exterior

Parking
Unassigned parking
Security
Security gateKey card entryFire alarm
Utilities
Public water
Home design
Condo/Apartment (unit)Upper-level entry (fourth floor)
Construction
Stucco construction
Exterior features
BalconyPatioHas viewCommunity pool (free form)

Interior

Kitchen
DishwasherDisposalMicrowaveOvenRefrigeratorStove
Bedrooms
Upper level primary
Flooring
Luxury vinylLuxury vinyl plank
Bathrooms
1 full bathroom
Heating & cooling
Central heating (electric)Electric cooling
Interior features
FurnishedElevatorSmooth ceilingsCable TVUpper level primaryKitchenette
Laundry & utility
Air-to-air exchanger

HOA detail $427/mo · $5,124/yr condo

Likely covers
landscapingpoolsecurity
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-11-08
    days on market $280,000 Active 199 DOM
  2. 2026-11-07
    days on market $280,000 Active 198 DOM
  3. 2026-11-06
    days on market $280,000 Active 197 DOM
  4. 2026-11-05
    days on market $280,000 Active 196 DOM
  5. 2026-11-04
    pricedays on market $280,000 Active 195 DOM
  6. 2026-11-02
    days on market $314,900 Active 193 DOM
  7. 2026-11-01
    days on market $314,900 Active 192 DOM
  8. 2026-10-31
    days on market $314,900 Active 191 DOM
  9. 2026-10-30
    days on market $314,900 Active 190 DOM
  10. 2026-10-29
    days on market $314,900 Active 189 DOM
  11. 2026-10-28
    days on market $314,900 Active 188 DOM
  12. 2026-10-27
    days on market $314,900 Active 187 DOM
  13. 2026-10-26
    days on market $314,900 Active 186 DOM
  14. 2026-10-25
    days on market $314,900 Active 185 DOM
  15. 2026-10-24
    days on market $314,900 Active 184 DOM
  16. 2026-10-23
    days on market $314,900 Active 183 DOM
  17. 2026-10-22
    days on market $314,900 Active 182 DOM
  18. 2026-10-21
    days on market $314,900 Active 181 DOM
  19. 2026-10-20
    days on market $314,900 Active 180 DOM
  20. 2026-10-19
    days on market $314,900 Active 179 DOM
  21. 2026-10-18
    days on market $314,900 Active 178 DOM
  22. 2026-10-17
    days on market $314,900 Active 177 DOM
  23. 2026-10-16
    days on market $314,900 Active 176 DOM
  24. 2026-10-15
    days on market $314,900 Active 175 DOM
  25. 2026-10-14
    days on market $314,900 Active 174 DOM
  26. 2026-10-13
    days on market $314,900 Active 173 DOM
  27. 2026-10-12
    days on market $314,900 Active 172 DOM
  28. 2026-10-11
    days on market $314,900 Active 171 DOM
  29. 2026-10-10
    days on market $314,900 Active 170 DOM
  30. 2026-10-09
    days on market $314,900 Active 169 DOM
  31. 2026-10-08
    days on market $314,900 Active 168 DOM
  32. 2026-10-07
    days on market $314,900 Active 167 DOM
  33. 2026-10-06
    days on market $314,900 Active 166 DOM
  34. 2026-10-05
    days on market $314,900 Active 165 DOM
  35. 2026-10-04
    days on market $314,900 Active 164 DOM
  36. 2026-10-02
    days on market $314,900 Active 162 DOM
  37. 2026-10-01
    days on market $314,900 Active 161 DOM
  38. 2026-09-30
    days on market $314,900 Active 160 DOM
  39. 2026-09-29
    days on market $314,900 Active 159 DOM
  40. 2026-09-28
    days on market $314,900 Active 158 DOM
  41. 2026-09-27
    days on market $314,900 Active 157 DOM
  42. 2026-09-26
    days on market $314,900 Active 156 DOM
  43. 2026-09-25
    days on market $314,900 Active 155 DOM
  44. 2026-09-24
    price $314,900 Active 154 DOM
  45. 2026-09-24
    days on market $325,000 Active 154 DOM
  46. 2026-09-24
    days on market $325,000 Active 153 DOM
  47. 2026-09-22
    days on market $325,000 Active 152 DOM
  48. 2026-09-21
    days on market $325,000 Active 151 DOM
  49. 2026-09-20
    days on market $325,000 Active 150 DOM
  50. 2026-09-19
    days on market $325,000 Active 149 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
  • 🔥 Wildfire 3/10 Moderate
  • 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
  • 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
  • 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$32,265
− Mortgage interest
−$15,684
− Property taxes
−$4,200
− Insurance
−$2,198
− Repairs & maintenance
−$2,581
− Management
−$2,581
− HOA
−$5,124
− Depreciation
−$8,145
Taxable loss
−$8,249
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,980
After-tax cash flow
$-1,673/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 · 12 photos

Excellent 95/100 None rehab

This top-floor, fully renovated villa in Xanadu Villas offers a turnkey setup with modern amenities and a prime location just a short walk to the beach. The property is in excellent condition with no visible repairs needed, making it an ideal investment for both resale and rental.

Value-add opportunities

  • Both Landscaping improvements — Enhances curb appeal and adds value ↑
  • Both Painting exterior — Fresh paint can improve curb appeal and value ↑
  • Rental Landscaping around pool area — Improves rental appeal and enhances community atmosphere ↑
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

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%
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
—

Price history

-6.9% since first listed
6 events — show timeline
  • 2026-04-23 Listed $325,000 RSMLS
  • 2026-04-23 Listed $325,000 LRMLS
  • 2024-06-17 Sold (MLS) $338,000 RSMLS
  • 2024-05-21 Pending — RSMLS
  • 2024-02-29 Price Changed $344,000 RSMLS
  • 2024-02-05 Listed $349,000 RSMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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