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

$329,900

1 bd · 1.0 ba · 518 sqft · Condo public records · 856 Days on market

Built 1979 Poor condition $637/sqft · 30% below area Est $469k · 30% under $585/mo HOA · 17% of rent

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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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• DSCR +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +1.0/5.0

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

• $585 HOA
• Community pool
• Built 1979

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $330k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.3% 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); 1004 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $92k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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 856 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $59k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $330k implies a 187% gain — meaningful room to come down on a strong offer.

Recommended offer $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 856 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.04% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.0

CMA / ARV

• ARV (median comp): $469,271
• List price: $329,900
• Delta: -29.70%
• 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
4 N Forest Beach Dr #119	0.00mi	1/1.0	518 (0%)	0mo	$359,900	$695	100
4 N Forest Beach Dr #115	0.00mi	1/1.0	518 (0%)	4mo	$440,000	$849	97
23 S Forest Beach Dr #207	0.35mi	1/1.0	518 (0%)	3mo	$307,000	$593	82
23 S Forest Beach Dr #140	0.35mi	1/1.0	518 (0%)	3mo	$340,000	$656	81
23 S Forest Beach Dr #108	0.35mi	1/1.0	518 (0%)	3mo	$340,000	$656	81
23 S Forest Beach Dr #333	0.35mi	1/1.0	518 (0%)	4mo	$350,000	$676	80
10 S Forest Beach Dr #212	0.22mi	1/1.0	489 (-6%)	0mo	$305,000	$624	80
23 S Forest Beach Dr #130	0.35mi	1/1.0	518 (0%)	4mo	$360,000	$695	80
23 S Forest Beach Dr S #283	0.39mi	1/1.0	518 (0%)	4mo	$320,000	$618	79
23 S Forest Beach Dr #184	0.39mi	1/1.0	518 (0%)	4mo	$300,000	$579	78
43 S Forest Beach Dr S #420	0.63mi	1/1.0	538 (+4%)	1mo	$525,000	$976	63
34 S Forest Beach Dr Unit A18	0.56mi	1/1.0	625 (+21%)	2mo	$280,000	$448	47

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: 10.5%
• Equity multiple: 1.61×
• Total profit: $56,455
• Equity at exit: $152,205

10-year hold

• IRR: 12.8%
• Equity multiple: 2.96×
• Total profit: $181,049
• Equity at exit: $237,619

Cash invested: $92,372 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

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: 1004
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,437 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$137
• HOA: −$585
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $190

Break-even live

Break-even rent $3,197

Max offer price $329,900

Occupancy floor 89%

Sensitivity live

Price	-10% $376	-5% $283	+0% $190	+5% $96	+10% $3
Rent	-10% $-82	-5% $54	+0% $190	+5% $325	+10% $461
Rate	-1.0pp $356	-0.5pp $274	base $190	+0.5pp $104	+1.0pp $17

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: $82,475
• Closing costs: $9,897
• Club membership (one-time): —
• 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	93d	1	0.03mi
21 Lagoon Rd Unit 1508866P Hilton Head Island, SC	2.0	2.0	742	$2,687	$3.62	62d	1	0.25mi
23 S Forest Beach Dr Unit 1316238P Hilton Head Island, SC	1.0	1.0	645	$3,185	$4.94	70d	1	0.40mi
10 Lemoyne Ave Hilton Head Island, SC	1.0	1.0	500	$1,700	$3.40	62d	1	0.62mi

HOA detail $585/mo · $7,020/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $329,900 Active 856 DOM
2. 2026-08-07
   days on market $329,900 Active 855 DOM
3. 2026-08-06
   days on market $329,900 Active 854 DOM
4. 2026-08-05
   days on market $329,900 Active 853 DOM
5. 2026-08-04
   days on market $329,900 Active 852 DOM
6. 2026-08-03
   days on market $329,900 Active 851 DOM
7. 2026-07-31
   days on market $329,900 Active 848 DOM
8. 2026-07-30
   days on market $329,900 Active 847 DOM
9. 2026-07-29
   days on market $329,900 Active 846 DOM
10. 2026-07-27
    days on market $329,900 Active 844 DOM
11. 2026-07-25
    days on market $329,900 Active 842 DOM
12. 2026-07-23
    days on market $329,900 Active 840 DOM
13. 2026-07-22
    price $329,900 Active 839 DOM
14. 2026-07-22
    days on market $341,900 Active 839 DOM
15. 2026-07-21
    days on market $341,900 Active 838 DOM
16. 2026-07-18
    days on market $341,900 Active 835 DOM
17. 2026-07-16
    days on market $341,900 Active 833 DOM
18. 2026-07-16
    days on market $341,900 Active 832 DOM
19. 2026-07-14
    days on market $341,900 Active 831 DOM
20. 2026-07-13
    days on market $341,900 Active 830 DOM
21. 2026-07-12
    days on market $341,900 Active 829 DOM
22. 2026-07-11
    days on market $341,900 Active 828 DOM
23. 2026-07-10
    days on market $341,900 Active 827 DOM
24. 2026-07-09
    pricedays on market $341,900 Active 826 DOM
25. 2026-07-08
    days on market $345,000 Active 825 DOM
26. 2026-07-07
    days on market $345,000 Active 824 DOM
27. 2026-07-06
    days on market $345,000 Active 823 DOM
28. 2026-07-05
    days on market $345,000 Active 822 DOM
29. 2026-07-04
    days on market $345,000 Active 821 DOM
30. 2026-07-03
    days on market $345,000 Active 820 DOM
31. 2026-07-02
    days on market $345,000 Active 819 DOM
32. 2026-07-01
    days on market $345,000 Active 818 DOM
33. 2026-06-30
    days on market $345,000 Active 817 DOM
34. 2026-06-29
    days on market $345,000 Active 816 DOM
35. 2026-06-28
    days on market $345,000 Active 815 DOM
36. 2026-06-28
    days on market $345,000 Active 814 DOM
37. 2026-06-27
    days on market $345,000 Active 813 DOM
38. 2026-06-25
    days on market $345,000 Active 811 DOM
39. 2026-06-23
    days on market $345,000 Active 809 DOM
40. 2026-06-21
    pricedays on market $345,000 Active 808 DOM
41. 2026-06-18
    days on market $354,900 Active 805 DOM
42. 2026-06-17
    days on market $354,900 Active 804 DOM
43. 2026-06-16
    days on market $354,900 Active 803 DOM
44. 2026-06-15
    days on market $354,900 Active 802 DOM
45. 2026-06-14
    days on market $354,900 Active 800 DOM
46. 2026-06-13
    pricedays on market $354,900 Active 799 DOM
47. 2026-06-10
    days on market $359,900 Active 797 DOM
48. 2026-06-09
    days on market $359,900 Active 796 DOM
49. 2026-06-08
    days on market $359,900 Active 795 DOM
50. 2026-06-07
    days on market $359,900 Active 794 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: $873 · $73/mo
• Projected year-2 tax: $1,880 · $157/mo
• Expected delta: +$1,007/yr (+$84/mo · 115.4%)

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

Taxation est. · year 1

• Rental income: $41,239
• − Mortgage interest: −$18,480
• − Property taxes: −$873
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − HOA: −$7,020
• − Depreciation: −$9,597
• Taxable loss: −$2,979
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $2,991/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $25,900–$46,620 screening

This property requires extensive repairs and maintenance, including a new roof and exterior painting, to become move-in ready and increase its value.

Repairs flagged

• Major roof — Significant wear and tear visible
• Major exterior siding — Peeling paint and possible water damage
• Major interior walls — No photos to assess condition
• Major bathrooms — No photos to assess condition
• Major kitchen — No photos to assess condition
• Major interior walls — No photos to assess condition
• Major landscaping — No photos to assess condition

Value-add opportunities

• Both painting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both roof repair — A new roof will significantly increase the property's value ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and attract tenants ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 54/100

Zoned Schools

Elementary Hilton Head Island Elementary D SC #168/597 Nat'l #12,785/41,679 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

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.