34 S Forest Beach Dr Unit B14 · Hilton Head Island, SC 29928

$329,000

1 bd · 1.0 ba · 625 sqft · Condo · 34 Days on market

Built 1975 Good condition

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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 +7.5/15.0
• Appreciation +6.6/10.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +0.7/10.0

Listing remarks

Don't miss thіs nеwly uрdаted top‐flοor 1-bedroom penthouse‐рerfect for your Hilton Head Island getaway or investment opportunity. This villa features durable manufactured wood flooring, an updated kitchen, and a beautifully renovated bathroom with a double vanity. Enjoy your own private balcony, ideal for relaxing after a day at the beach. Sold fully furnished, this villa is truly turnkey and ready to enjoy or rent immediately. Xanadu offers great amenities, including a private swimming pool, tennis and pickleball courts, bike storage, and beautifully landscaped grounds. Residents also enjoy a private garden area with picnic tables and grills overlooking a tranquil lagoon. The comm

Key facts

• Private garden area
• Private balcony
• Updated kitchen

Tags

• UPDATED KITCHEN
• PRIVATE BALCONY
• PRIVATE SWIMMING POOL
• TENNIS AND PICKLEBALL COURTS
• BIKE STORAGE
• PRIVATE GARDEN AREA

Property features AI

Finance

• Other: Pets allowed by owner only
• HOA & community: Community pool; Tennis courts; Association covers management, common areas, insurance, grounds maintenance, structure maintenance, pest control, reserves, sewer, trash and water

Exterior

• Parking: Unassigned parking
• Utilities: Public water
• Home design: Condo / apartment (unit); Flat roof
• Construction: Block and stucco construction
• Exterior features: Rear porch; Porch; Free-form community pool; Has view; Faces east

Interior

• Kitchen: Freezer; Microwave; Oven; Self-cleaning oven; Refrigerator
• Flooring: Engineered hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Central electric air conditioning
• Interior features: Impact glass windows; Insulated windows; Elevator access; Cable TV; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-643 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (18.3% below list).
• Recommended offer: $269k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 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 $13k of equity ($2k loan paydown + $11k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

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 $268,874 (18.3% 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 34 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.82% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 10.2

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: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,273
• Equity at exit: $151,790

10-year hold

• IRR: 4.5%
• Equity multiple: 1.72×
• Total profit: $66,006
• Equity at exit: $236,970

Cash invested: $92,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,689 medium
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 3 same-building comps: −$427
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-643

Break-even live

Break-even rent $3,503

Max offer price $235,957

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-529	+0% $-643	+5% $-757	+10% $-870
Rent	-10% $-855	-5% $-749	+0% $-643	+5% $-537	+10% $-431
Rate	-1.0pp $-477	-0.5pp $-559	base $-643	+0.5pp $-728	+1.0pp $-815

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lemoyne Ave Hilton Head Island, SC	1.0	1.0	500	$1,700	$3.40	15d	1	0.06mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	23d	1	0.22mi
4 N Forest Beach Dr Unit 1436439P Hilton Head Island, SC	1.0	1.0	516	$4,092	$7.93	45d	1	0.57mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	15d	1	0.72mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $329,000 Active 34 DOM
2. 2026-06-18
   days on market $329,000 Active 31 DOM
3. 2026-06-17
   days on market $329,000 Active 30 DOM
4. 2026-06-16
   days on market $329,000 Active 29 DOM
5. 2026-06-15
   days on market $329,000 Active 28 DOM
6. 2026-06-14
   days on market $329,000 Active 26 DOM
7. 2026-06-13
   days on market $329,000 Active 25 DOM
8. 2026-06-10
   days on market $329,000 Active 23 DOM
9. 2026-06-09
   days on market $329,000 Active 22 DOM
10. 2026-06-08
    days on market $329,000 Active 21 DOM
11. 2026-06-07
    days on market $329,000 Active 20 DOM
12. 2026-06-05
    days on market $329,000 Active 17 DOM
13. 2026-06-03
    days on market $329,000 Active 16 DOM
14. 2026-06-02
    days on market $329,000 Active 15 DOM
15. 2026-06-01
    days on market $329,000 Active 14 DOM
16. 2026-05-31
    days on market $329,000 Active 13 DOM
17. 2026-05-30
    days on market $329,000 Active 12 DOM
18. 2026-05-18
    listed $329,000 Active

ⓘ 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

Taxation est. · year 1

• Rental income: $32,265
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$2,442
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − HOA: −$5,124
• − Depreciation: −$9,571
• Taxable loss: −$13,399
• Est. tax savings @ 24.0%: +$3,216
• After-tax cash flow: $-4,500/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 · 30 photos

Good 80/100 Cosmetic rehab

This newly updated top-floor 1-bedroom penthouse is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and resale value.
• Both Replace the window screens — Improves energy efficiency and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and resale value. ↑
• Both Replace the window screens — Improves energy efficiency and reduces maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-18 Listed $329,000 RSMLS