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

$104,900

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 41 Days on market

Built 1984 ↓ 23% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

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. Membership fee required: $29,000 for one person or $35,00

Key facts

• Community pool
• Built 1984
• Listed 41 days

Property features AI

Finance

• Other: Pets: Dogs allowed with limits and owner-only/other restrictions
• HOA & community: Association amenities include clubhouse, fitness center, pool, guarded/secure entry, transportation service, and cable TV; Association fees cover management, common areas, cable TV, insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, water, and high-speed internet; Senior community

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard; Fire alarm; Smoke detectors
• Utilities: Community/Coop water
• Home design: Condominium (unit); Facing direction not specified
• Construction: Asphalt roof
• Exterior features: Balcony; Patio; Community pool; Has view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom located on an upper level
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Parquet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Elevator; Cable TV available; Window treatments; Screens on windows; Upper-level primary suite

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.1% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($725 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.27% ✓
• Cap rate: 30.14%
• Cash-on-cash: 85.18%
• DSCR: 4.79
• GRM: 2.6

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: 89.9%
• Equity multiple: 6.02×
• Total profit: $147,372
• Equity at exit: $48,397

10-year hold

• IRR: 89.4%
• Equity multiple: 12.52×
• Total profit: $338,244
• Equity at exit: $75,557

Cash invested: $29,372 (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: 2.6×

Monthly cashflow live

• Estimated rent: $3,428 high
• Mortgage (P&I): −$550
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $2,085

Break-even live

Break-even rent $789

Max offer price $104,900

Occupancy floor 34%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	13d	1	0.43mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	13d	1	0.51mi
10 Lemoyne Ave Unit 1322533P Hilton Head Island, SC	2.0	2.0	839	$4,267	$5.09	13d	1	0.64mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	13d	1	0.78mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	21d	1	0.88mi
217 Cordillo Pkwy Unit C7 Hilton Head Island, SC	1.0	1.0	850	$1,795	$2.11	13d	1	1.08mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $104,900 Active 41 DOM
2. 2026-06-17
   days on market $104,900 Active 40 DOM
3. 2026-06-16
   days on market $104,900 Active 39 DOM
4. 2026-06-15
   days on market $104,900 Active 38 DOM
5. 2026-06-14
   days on market $104,900 Active 36 DOM
6. 2026-06-13
   days on market $104,900 Active 35 DOM
7. 2026-06-10
   days on market $104,900 Active 33 DOM
8. 2026-06-09
   days on market $104,900 Active 32 DOM
9. 2026-06-08
   days on market $104,900 Active 31 DOM
10. 2026-06-07
    days on market $104,900 Active 30 DOM
11. 2026-06-05
    days on market $104,900 Active 27 DOM
12. 2026-06-03
    days on market $104,900 Active 26 DOM
13. 2026-06-02
    days on market $104,900 Active 25 DOM
14. 2026-06-01
    days on market $104,900 Active 24 DOM
15. 2026-05-31
    days on market $104,900 Active 23 DOM
16. 2026-05-30
    days on market $104,900 Active 22 DOM
17. 2026-05-08
    listed $104,900 Active
18. 2016-11-09
    soldstatus $90,000
19. 2008-09-24
    soldstatus $155,000
20. 2004-07-12
    soldstatus $157,000
21. 2003-08-15
    soldstatus $156,000
22. 2003-07-22
    soldstatus $156,000
23. 1988-05-01
    soldstatus $136,000

ⓘ 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: $598 · $50/mo
• Expected delta: +$246/yr (+$20/mo · 69.7%)

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

Taxation est. · year 1

• Rental income: $41,137
• − Mortgage interest: −$5,876
• − Property taxes: −$352
• − Insurance: −$524
• − Repairs & maintenance: −$3,291
• − Management: −$3,291
• − Depreciation: −$3,052
• Taxable income: $24,751
• Est. tax owed @ 24.0%: −$5,940
• After-tax cash flow: $19,080/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

-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.