4 N Forest Beach Dr #106 · Hilton Head Island, SC 29928

$354,900

1 bd · 1.0 ba · 518 sqft · Condo public records · 805 Days on market

Built 1979 $685/sqft · 24% below area Est $465k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +6.6/10.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

Key facts

• Community pool
• Built 1979
• Listed 805 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $355k.

Deal economics

• At list price, monthly cash flow is $83 ($997/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 $344k (3.2% below list).
• Recommended offer: $312k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 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 $14k 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $99k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 805 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $34k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $355k implies a 209% gain — meaningful room to come down on a strong offer.

Recommended offer $312,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 805 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (median comp): $464,752
• List price: $354,900
• Delta: -23.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.53×
• Total profit: $52,917
• Equity at exit: $163,739

10-year hold

• IRR: 11.7%
• Equity multiple: 2.79×
• Total profit: $177,572
• Equity at exit: $255,626

Cash invested: $99,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,437 medium
• Mortgage (P&I): −$1,861
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$148
• HOA est. from 15 same-building comps: −$550
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $83

Break-even live

Break-even rent $3,331

Max offer price $354,900

Occupancy floor 93%

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 N Forest Beach Dr Unit 1436439P Hilton Head Island, SC	1.0	1.0	516	$4,092	$7.93	44d	1	0.03mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	14d	1	0.25mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	21d	1	0.40mi
10 Lemoyne Ave Hilton Head Island, SC	1.0	1.0	500	$1,700	$3.40	14d	1	0.62mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $354,900 Active 805 DOM
2. 2026-06-17
   days on market $354,900 Active 804 DOM
3. 2026-06-16
   days on market $354,900 Active 803 DOM
4. 2026-06-15
   days on market $354,900 Active 802 DOM
5. 2026-06-14
   days on market $354,900 Active 800 DOM
6. 2026-06-13
   pricedays on market $354,900 Active 799 DOM
7. 2026-06-10
   days on market $359,900 Active 797 DOM
8. 2026-06-09
   days on market $359,900 Active 796 DOM
9. 2026-06-08
   days on market $359,900 Active 795 DOM
10. 2026-06-07
    days on market $359,900 Active 794 DOM
11. 2026-06-05
    days on market $359,900 Active 791 DOM
12. 2026-06-03
    days on market $359,900 Active 790 DOM
13. 2026-06-02
    days on market $359,900 Active 789 DOM
14. 2026-06-01
    days on market $359,900 Active 788 DOM
15. 2026-05-31
    days on market $359,900 Active 787 DOM
16. 2026-05-05
    price $359,900 474-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

17. 2026-05-05
    price $359,900 427-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

18. 2025-11-10
    price $364,900 474-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

19. 2025-11-10
    price $364,900 427-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

20. 2025-09-24
    price $369,900 427-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

21. 2025-09-24
    price $369,900 474-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

22. 2025-08-12
    price $373,900 474-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

23. 2025-08-09
    price $373,900 427-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

24. 2025-02-19
    price $374,900 474-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

25. 2025-02-19
    price $374,900 427-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

26. 2025-01-13
    price $379,900 427-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

27. 2025-01-13
    price $379,900 474-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

28. 2024-10-14
    price $382,900 427-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

29. 2024-10-14
    price $382,900 474-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

30. 2024-07-18
    price $384,900 427-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

31. 2024-07-18
    price $384,900 474-char remark

    Show marketing remark (474 chars)

    This iѕ the рerfесt short term rеntаl and getaway spot at the Βrеakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network. .. an easy transition for any new owner! New A/C 2024, New hot water tank 3/25. OSCREA.

32. 2024-04-04
    listed $389,000 Active 474-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

33. 2024-04-04
    listed $389,000 Active 427-char remark

    Show marketing remark (427 chars)

    This is the perfect short term rental and getaway spot at the Breakers. This is an updated first floor one bedroom condo and it is just steps away from the ocean and pool at a great price. Condo comes fully furnished with nice furniture, appliances, washer/dryer, patio furniture. You can hear the ocean from the balcony. Already established on short-term vacation rental network...an easy transition for any new owner! OSCREA.

34. 2023-12-12
    price $389,000
35. 2023-12-12
    price $389,000
36. 2023-07-31
    price $399,900
37. 2023-07-31
    price $399,900
38. 2023-06-19
    price $409,900
39. 2023-06-19
    price $409,900
40. 2023-03-15
    price $418,000
41. 2023-03-15
    price $418,000
42. 2023-02-28
    price $424,900
43. 2023-02-28
    price $424,900
44. 2023-02-06
    listed $428,900 Active
45. 2023-02-06
    listed $428,900 Active
46. 2022-07-13
    status Active
47. 2022-07-11
    listed $429,000 Active
48. 2022-07-11
    listed $429,000
49. 2016-07-07
    soldstatus $115,000
50. 2016-06-29
    soldstatus $115,000

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$1,150/yr (+$96/mo · 131.7%)

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

Taxation est. · year 1

• Rental income: $41,239
• − Mortgage interest: −$19,880
• − Property taxes: −$873
• − Insurance: −$1,774
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − HOA: −$6,600
• − Depreciation: −$10,324
• Taxable loss: −$4,811
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $2,152/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

+628.5% since first listed

39 events — show timeline

• 2026-05-05 Price Changed $359,900 RSMLS
• 2026-05-05 Price Changed $359,900 LRMLS
• 2025-11-10 Price Changed $364,900 RSMLS
• 2025-11-10 Price Changed $364,900 LRMLS
• 2025-09-24 Price Changed $369,900 LRMLS
• 2025-09-24 Price Changed $369,900 RSMLS
• 2025-08-12 Price Changed $373,900 RSMLS
• 2025-08-09 Price Changed $373,900 LRMLS
• 2025-02-19 Price Changed $374,900 RSMLS
• 2025-02-19 Price Changed $374,900 LRMLS
• 2025-01-13 Price Changed $379,900 LRMLS
• 2025-01-13 Price Changed $379,900 RSMLS
• 2024-10-14 Price Changed $382,900 LRMLS
• 2024-10-14 Price Changed $382,900 RSMLS
• 2024-07-18 Price Changed $384,900 LRMLS
• 2024-07-18 Price Changed $384,900 RSMLS
• 2024-04-04 Listed $389,000 LRMLS
• 2024-04-04 Listed $389,000 RSMLS
• 2023-12-12 Price Changed $389,000 LRMLS
• 2023-12-12 Price Changed $389,000 RSMLS
• 2023-07-31 Price Changed $399,900 LRMLS
• 2023-07-31 Price Changed $399,900 RSMLS
• 2023-06-19 Price Changed $409,900 LRMLS
• 2023-06-19 Price Changed $409,900 RSMLS
• 2023-03-15 Price Changed $418,000 LRMLS
• 2023-03-15 Price Changed $418,000 RSMLS
• 2023-02-28 Price Changed $424,900 LRMLS
• 2023-02-28 Price Changed $424,900 RSMLS
• 2023-02-06 Listed $428,900 RSMLS
• 2023-02-06 Listed $428,900 LRMLS
• 2022-07-13 Relisted — RSMLS
• 2022-07-11 Listed $429,000 RSMLS
• 2022-07-11 Listed $429,000 LRMLS
• 2016-07-07 Sold (Public Records) $115,000 Public Records
• 2016-06-29 Sold (MLS) $115,000 RSMLS
• 2015-10-08 Listed $129,900 RSMLS
• 2001-05-02 Sold (Public Records) $110,000 Public Records
• 1991-05-29 Sold (Public Records) $48,000 Public Records
• 1979-09-01 Sold (Public Records) $49,400 Public Records

Property tax history

-7.4%/yr

Latest (2025): $873 · +10.4% YoY. Source: county tax records.