300 Woodhaven Dr #4301 · Hilton Head Island, SC 29928

$99,900

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 140 Days on market

Built 1984 Good condition $96/sqft · 40% below area Est $186k · 46% under $4650/mo HOA · 137% of rent ↓ 23% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks

ESTAΤE ЅAᏞΕ - BEЅΤ BUY. Senior Independеnt Ꮮiving Condo community just 0.8 miles from Coligny Beach. This two-bedroom, two-bath split-bedroom design features an updated kitchen and bathrooms, HVAC new in 2018, and a tiled balcony. The Seabrook offers secure, maintenance-free living so residents can spend more time enjoying professionally prepared meals, daily social activities, wellness opportunities, an exercise center, and a wide variety of daily programs. The community also offers covered walkways to all areas, on-site skilled nursing if ever needed, and a rehabilitation department. No short-term rentals permitted.

Key facts

• $4,650 HOA
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate -24.5% vs local median 2.4% in Hilton Head Island — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 1167 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 42% 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 $4k of equity ($691 loan paydown + $3k 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 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 137% of rent.

Recommended offer $87,912 (12.0% 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 140 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.39% ✓
• Cap rate: -24.53%
• Cash-on-cash: -110.08%
• DSCR: -3.90
• GRM: 2.5

CMA / ARV

• ARV (median comp): $186,059
• List price: $99,900
• Delta: -46.31%
• 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
19 Lemoyne Ave #39	0.62mi	2/2.5	1,051 (+1%)	0mo	$423,000	$402	68
25 Deallyon Ave #145	0.52mi	2/2.0	969 (-7%)	1mo	$375,000	$387	63
32 S Forest Bch #70	0.71mi	2/1.5	1,064 (+2%)	1mo	$410,000	$385	60
17 Lagoon Rd #24	0.64mi	2/2.5	1,094 (+5%)	1mo	$450,000	$411	59
30 Valencia Dr Unit 7B	0.72mi	2/2.0	1,086 (+4%)	1mo	$450,000	$414	58
24 Deallyon Ave #6	0.50mi	2/2.0	1,156 (+11%)	0mo	$499,900	$432	58
5 Tanglewood Dr #705	0.67mi	2/2.5	980 (-6%)	1mo	$515,000	$526	56
36 Deallyon Ave #102	0.40mi	2/2.5	1,250 (+20%)	1mo	$415,000	$332	53
10 Lemoyne Ave #212	0.62mi	2/2.0	1,210 (+16%)	0mo	$535,000	$442	46
34 S Forest Beach Dr Unit C4	0.67mi	2/2.0	1,265 (+21%)	1mo	$399,900	$316	43
10 S Forest Beach Dr #412	0.70mi	2/2.0	1,279 (+23%)	0mo	$655,000	$512	42
34 S Forest Beach Dr Unit A12	0.67mi	3/3.0 (+1)	1,270 (+22%)	1mo	$625,000	$492	34

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: -82.5%
• Equity multiple: -4.24×
• Total profit: $-146,658
• Equity at exit: $46,091

10-year hold

• IRR: -53.2%
• Equity multiple: -9.34×
• Total profit: $-289,344
• Equity at exit: $71,955

Cash invested: $27,972 (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 · 8 under contract
• Median asking: $1,475,000 ($1330/sqft)
• Median days on market: 333 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -86.6% 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: 1167
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,391 high
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$42
• HOA: −$4,650
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $-2,566

Break-even live

Break-even rent $6,639

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,509	-5% $-2,538	+0% $-2,566	+5% $-2,594	+10% $-2,623
Rent	-10% $-2,834	-5% $-2,700	+0% $-2,566	+5% $-2,432	+10% $-2,298
Rate	-1.0pp $-2,516	-0.5pp $-2,541	base $-2,566	+0.5pp $-2,592	+1.0pp $-2,618

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Hilton Head Island, SC	2.0	2.5	1260	$3,200	$2.54	7d	1	0.42mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	110d	1	0.43mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	110d	1	0.51mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	110d	1	0.64mi
42 S Forest Beach Dr Unit 3255 Hilton Head Island, SC	2.0	2.0	1100	$3,000	$2.73	1d	1	0.67mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	110d	1	0.78mi
70 Paddle Boat Ln Unit 203C Hilton Head Island, SC	2.0	2.0	1200	$2,800	$2.33	7d	1	0.83mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	118d	1	0.88mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	110d	1	1.08mi

Property features AI

Finance

• Financial info: Pets allowed with restrictions (dogs allowed, limits and owner-only rules apply)
• HOA & community: Association amenities include clubhouse, fitness center, pool, guard, transportation service, and cable TVAssociation fees cover management, common areas, cable TV, insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, water, and high-speed internetSenior community

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardFire alarmSmoke detectors
• Utilities: Community/Coop water
• Home design: Condominium / multi-unit property
• Construction: Asphalt roof
• Exterior features: BalconyPatioCommunity poolHas a view

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bedrooms: Upper-level primary bedroom
• Flooring: CarpetLuxury vinylLuxury vinyl plankParquet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: ElevatorCable TV availableUpper-level primary bedroomWindow treatmentsScreens on windowsUnfurnished
• Laundry & utility: No specific laundry details provided

HOA detail $4,650/mo · $55,800/yr condo

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

Listing history 50 events

1. 2026-09-25
   days on market $99,900 Active 140 DOM
2. 2026-09-24
   days on market $99,900 Active 139 DOM
3. 2026-09-24
   days on market $99,900 Active 138 DOM
4. 2026-09-22
   days on market $99,900 Active 137 DOM
5. 2026-09-21
   days on market $99,900 Active 136 DOM
6. 2026-09-20
   days on market $99,900 Active 135 DOM
7. 2026-09-19
   days on market $99,900 Active 134 DOM
8. 2026-09-18
   days on market $99,900 Active 133 DOM
9. 2026-09-17
   days on market $99,900 Active 132 DOM
10. 2026-09-16
    days on market $99,900 Active 131 DOM
11. 2026-09-15
    days on market $99,900 Active 130 DOM
12. 2026-09-14
    days on market $99,900 Active 129 DOM
13. 2026-09-13
    days on market $99,900 Active 128 DOM
14. 2026-09-12
    days on market $99,900 Active 127 DOM
15. 2026-09-11
    days on market $99,900 Active 126 DOM
16. 2026-09-05
    days on market $99,900 Active 120 DOM
17. 2026-09-04
    days on market $99,900 Active 119 DOM
18. 2026-09-03
    days on market $99,900 Active 118 DOM
19. 2026-08-31
    days on market $99,900 Active 115 DOM
20. 2026-08-30
    days on market $99,900 Active 114 DOM
21. 2026-08-29
    days on market $99,900 Active 113 DOM
22. 2026-08-28
    days on market $99,900 Active 112 DOM
23. 2026-08-27
    days on market $99,900 Active 111 DOM
24. 2026-08-26
    days on market $99,900 Active 110 DOM
25. 2026-08-25
    days on market $99,900 Active 109 DOM
26. 2026-08-24
    days on market $99,900 Active 108 DOM
27. 2026-08-23
    days on market $99,900 Active 107 DOM
28. 2026-08-22
    days on market $99,900 Active 106 DOM
29. 2026-08-21
    days on market $99,900 Active 105 DOM
30. 2026-08-20
    days on market $99,900 Active 104 DOM
31. 2026-08-19
    days on market $99,900 Active 103 DOM
32. 2026-08-18
    days on market $99,900 Active 102 DOM
33. 2026-08-17
    days on market $99,900 Active 101 DOM
34. 2026-08-16
    days on market $99,900 Active 100 DOM
35. 2026-08-15
    days on market $99,900 Active 99 DOM
36. 2026-08-14
    days on market $99,900 Active 98 DOM
37. 2026-08-13
    days on market $99,900 Active 97 DOM
38. 2026-08-12
    days on market $99,900 Active 96 DOM
39. 2026-08-11
    days on market $99,900 Active 95 DOM
40. 2026-08-10
    days on market $99,900 Active 94 DOM
41. 2026-08-09
    days on market $99,900 Active 93 DOM
42. 2026-08-08
    days on market $99,900 Active 92 DOM
43. 2026-08-07
    days on market $99,900 Active 91 DOM
44. 2026-08-06
    days on market $99,900 Active 90 DOM
45. 2026-08-05
    days on market $99,900 Active 89 DOM
46. 2026-08-04
    days on market $99,900 Active 88 DOM
47. 2026-08-03
    days on market $99,900 Active 87 DOM
48. 2026-07-31
    days on market $99,900 Active 84 DOM
49. 2026-07-30
    days on market $99,900 Active 83 DOM
50. 2026-07-29
    days on market $99,900 Active 82 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: $352 · $29/mo
• Projected year-2 tax: $569 · $47/mo
• Expected delta: +$217/yr (+$18/mo · 61.6%)

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

Taxation est. · year 1

• Rental income: $40,692
• − Mortgage interest: −$5,596
• − Property taxes: −$352
• − Insurance: −$500
• − Repairs & maintenance: −$3,255
• − Management: −$3,255
• − HOA: −$55,800
• − Depreciation: −$2,906
• Taxable loss: −$30,973
• Est. tax savings @ 24.0%: +$7,434
• After-tax cash flow: $-23,359/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,210–$15,630 screening

This two-bedroom, two-bath split-bedroom condo is in good condition with a fresh paint job and well-maintained exterior. It offers a good return on investment with minimal repairs needed.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters marble Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Resale Paint the exterior walls — A fresh coat of paint can enhance the curb appeal and make the property more attractive to potential buyers. ↑
• Rental Clean the windows — Clean windows can improve the property's rental value by making the living space more appealing to tenants. ↑
• Both Inspect and clean the HVAC system — A clean and well-maintained HVAC system can improve the property's energy efficiency and reduce utility costs, which can be attractive to both buyers and renters. ↑

ⓘ 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

• Financial info: Pets allowed with restrictions (dogs allowed, limits and owner-only rules apply)
• HOA & community: Association amenities include clubhouse, fitness center, pool, guard, transportation service, and cable TVAssociation fees cover management, common areas, cable TV, insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, water, and high-speed internetSenior community

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardFire alarmSmoke detectors
• Utilities: Community/Coop water
• Home design: Condominium / multi-unit property
• Construction: Asphalt roof
• Exterior features: BalconyPatioCommunity poolHas a view

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bedrooms: Upper-level primary bedroom
• Flooring: CarpetLuxury vinylLuxury vinyl plankParquet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: ElevatorCable TV availableUpper-level primary bedroomWindow treatmentsScreens on windowsUnfurnished
• Laundry & utility: No specific laundry details provided

Price history

-22.9% since first listed

7 events — show timeline

• 2026-05-08 Listed $104,900 RSMLS
• 2016-11-09 Sold (Public Records) $90,000 Public Records
• 2008-09-24 Sold (Public Records) $155,000 Public Records
• 2004-07-12 Sold (Public Records) $157,000 Public Records
• 2003-08-15 Sold (Public Records) $156,000 Public Records
• 2003-07-22 Sold (Public Records) $156,000 Public Records
• 1988-05-01 Sold (Public Records) $136,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $352 · +1.4% YoY. Source: county tax records.