99 Forest Cv #99 · Hilton Head Island, SC 29928

$295,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 8 Days on market

Built 1988

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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).

• Cash flow +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent opportunity for this 2 bedroom 2 bath first floor villa, Fireplace, shows well.

Key facts

• Custom cabinetry
• Quartz countertops
• New appliances

Tags

• RENOVATED VILLA
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• DESIGNER BACKSPLASH
• NEW APPLIANCES
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• HOA & community: Association covers management, common areas, insurance, grounds maintenance, structure maintenance, pest control and trash; Community amenities include pool and tennis courts

Exterior

• Parking: Assigned parking
• Utilities: Public water
• Home design: Faces east
• Construction: Wood siding; Asphalt roof
• Exterior features: Front porch; Community free-form pool; Community amenities include pool and tennis courts

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Disposal
• Bedrooms: Main level primary bedroom
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Fireplace; Main level primary bedroom; Multiple closets; Window treatments; Entrance foyer; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (9.6% below list).
• Recommended offer: $267k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 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 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 $12k 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $83k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $200k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $266,740 (9.6% 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: 0.90% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.2

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: 10.2%
• Equity multiple: 1.59×
• Total profit: $48,663
• Equity at exit: $136,103

10-year hold

• IRR: 12.5%
• Equity multiple: 2.90×
• Total profit: $157,180
• Equity at exit: $212,481

Cash invested: $82,600 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,667 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $145

Break-even live

Break-even rent $2,483

Max offer price $295,000

Occupancy floor 90%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Forest Cove Rd Hilton Head Island, SC	2.0	2.0	1000	$2,150	$2.15	13d	1	0.22mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-18
   days on market $295,000 Active 8 DOM
2. 2026-06-17
   days on market $295,000 Active 7 DOM
3. 2026-06-16
   days on market $295,000 Active 6 DOM
4. 2026-06-15
   days on market $295,000 Active 5 DOM
5. 2026-06-14
   days on market $295,000 Active 3 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $295,000 Active 2 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: $3,502 · $292/mo
• Projected year-2 tax: $3,502 · $292/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: $32,009
• − Mortgage interest: −$16,525
• − Property taxes: −$3,502
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$8,582
• Taxable loss: −$3,197
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $2,512/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

-74.1% since first listed

14 events — show timeline

• 2026-06-10 Listed $295,000 RSMLS
• 2021-06-28 Sold (Public Records) $199,900 Public Records
• 2021-03-15 Sold (Public Records) $150,000 Public Records
• 2012-02-29 Sold (Public Records) $74,000 Public Records
• 2012-02-27 Sold (MLS) $74,000 RSMLS
• 2011-05-31 Listed $85,000 RSMLS
• 2006-11-30 Sold (MLS) $216,000 RSMLS
• 2005-12-05 Sold (Public Records) $216,000 Public Records
• 2005-09-01 Listed $219,500 RSMLS
• 2005-08-26 Sold (Public Records) $165,100 Public Records
• 2005-08-19 Sold (MLS) $165,100 RSMLS
• 2005-07-07 Listed $164,900 RSMLS
• 1999-09-20 Sold (Public Records) $89,900 Public Records
• 1999-03-19 Sold (Public Records) $1,140,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $3,502 · +1.1% YoY. Source: county tax records.