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40 Folly Field Rd Unit B102
C- Composite 50.55
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 +7.1/30.0
  • Appreciation +6.6/10.0
  • Schools +5.4/10.0
  • 1% rule +4.6/10.0
  • Condition / age +4.0/5.0
  • Rent growth +3.3/5.0
  • Livability +3.2/5.0
  • DSCR +1.3/10.0

$257,000

40 Folly Field Rd Unit B102 · Hilton Head Island, SC 29928
1 bd · 1.0 ba · 540 sqft · Condo · 114 Days on market
Built 1980 Good condition $476/sqft · 21% below area Est $326k · 21% under $529/mo HOA · 22% of rent ↓ 3% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Beachfront Bargain! Most beachfront condos promise the dream. This one delivers. With over $30,000 of short term rental income, this renovated first floor gem at Hilton Head Beach & Tennis Resort is producing income from day one - no setup, no guesswork, no waiting. Just close and collect. Designed for effortless coastal living, this turnkey retreat features a fully stocked kitchen outfitted with full-size stainless steel appliances - everything your guests need from the moment they arrive. Sleek porcelain plank tile floors run throughout, offering a fresh, modern look that's as easy to maintain as it is stylish. First floor convenience and newer HVAC. As part of the gated beachfront community, owners and guests enjoy a full suite of resort amenities - without ever leaving the property: an oceanfront Olympic-size pool, tennis courts, on-site bike rentals, a fitness center, an oceanfront beach bar, a sports bar, and more. Own your slice of Hilton Head paradise - and let it pay for itself.

Key facts

  • Beachfront
  • First floor
  • $529 HOA

Tags

BEACHFRONTFIRST FLOORFULLY STOCKED KITCHENSTAINLESS STEEL APPLIANCESPORCELAIN PLANK TILE FLOORSGATED BEACHFRONT COMMUNITY

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath condo listed at $257k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $205k (20.4% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (4.3% below list).
  • Recommended offer: $205k (20.4% below list) — sets the bar for cash-flow.
  • Cap rate 4.6% vs local median 2.4% 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); 1162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
  • This rent runs 30% 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 $10k of equity ($2k loan paydown + $8k 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 4, 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 114 days — a 9% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts; this cycle's ask has dropped $32k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

  • Watch-outs: HOA is 22% of rent.
Recommended offer $204,574 (20.4% 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 114 days. Have you received any prior offers? Is the seller open to a 20% 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. 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
0.96% ✗
Cap rate
4.60%
Cash-on-cash
-6.04%
DSCR
0.73
GRM
8.7

CMA / ARV

ARV (median comp)
$326,298
List price
$257,000
Delta
-21.24%
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
40 Folly Field Rd Unit B215 0.00mi 1/1.0 540 (0%) 0mo $258,000 $478 100
40 Folly Field Rd Unit 325a 0.00mi 1/1.0 540 (0%) 1mo $430,000 $796 99
40 Folly Field Rd Unit A4 0.00mi 1/1.0 540 (0%) 6mo $299,000 $554 95
40 Folly Field Rd Unit A325 0.14mi 1/1.0 540 (0%) 1mo $430,000 $796 92
40 Folly Field Rd Unit B317 0.14mi 1/1.0 540 (0%) 2mo $287,500 $532 92
40 Folly Field Rd Unit C131 0.13mi 1/1.0 540 (0%) 3mo $250,000 $463 91
40 Folly Field Rd Unit A229 0.14mi 1/1.0 540 (0%) 3mo $283,000 $524 91
40 Folly Field Rd Unit C346 0.14mi 1/1.0 540 (0%) 3mo $275,000 $509 91
40 Folly Field Rd Unit A214 0.14mi 1/1.0 540 (0%) 4mo $252,000 $467 90
40 Folly Field Rd Unit A215 0.14mi 1/1.0 540 (0%) 5mo $250,000 $463 89
40 Folly Field Rd Unit 346a 0.00mi 1/1.0 560 (+4%) 6mo $268,000 $479 89
40 Folly Field Rd Unit 215b 0.00mi 1/1.0 592 (+10%) 0mo $258,000 $436 84

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
2.8%
Equity multiple
1.16×
Total profit
$11,649
Equity at exit
$118,571
10-year hold
IRR
6.3%
Equity multiple
2.00×
Total profit
$71,682
Equity at exit
$185,111

Cash invested: $71,960 (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 · 1 under contract
Median asking
$399,500 ($740/sqft)
Median days on market
103 d
This list price
lowest-priced of the active set
ARV vs active asking
-18.3% 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
1162
Price-to-rent
8.7×

Monthly cashflow live

Estimated rent
$2,459 medium interval (Pro) →
Mortgage (P&I)
−$1,348
Tax est. 1.5%
−$321 /mo · $3,855/yr
Insurance
−$107
HOA
−$529
Vacancy / Maint / Mgmt
−$516
Net cashflow
$-362

Break-even live

Break-even rent $2,918
Max offer price $204,574
Occupancy floor —

Sensitivity live

Price -10% $-185 -5% $-273 +0% $-362 +5% $-451 +10% $-540
Rent -10% $-557 -5% $-459 +0% $-362 +5% $-265 +10% $-168
Rate -1.0pp $-233 -0.5pp $-297 base $-362 +0.5pp $-429 +1.0pp $-497

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
$64,250
Closing costs
$7,710
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 1 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
55 Gardner Dr Hilton Head Island, SC 3.0 1.0–2.0 1021 $2,751 $2.69 0d 7 1.29mi

Property features AI

Finance

Other
No pets allowed
HOA & community
Association covers management, common areas, cable TV, flood insurance, insurance, internet, grounds maintenance, structure maintenance, pest control, phone, pool(s), reserve fund, sewer, trash, water, and high speed internetCommunity amenities include beach access/rights, fitness center, golf course, barbecue area, playground, pickleball, pool, restaurant, guard, tennis courts, trails, and cable TV

Exterior

Parking
Unassigned parking
Security
Security guardSmoke detectors
Utilities
Public water
Home design
Wood siding exterior
Construction
Wood siding construction
Exterior features
BalconyPatioCommunity pool (free form and lap)Balcony patio combination

Interior

Kitchen
MicrowaveRangeRefrigeratorEat-in kitchenDining room adjacent to kitchen
Bedrooms
Primary bedroom on main level
Flooring
Tile
Bathrooms
1 full bathroom
Heating & cooling
Central heating (electric, heat pump)Central cooling (electric, heat pump)
Interior features
FurnishedCeiling fansSmooth ceilingsMain level primaryEat-in kitchen
Laundry & utility
Common area laundry

HOA detail $529/mo · $6,348/yr condo

Likely covers
poolgymsecurity
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-09-24
    days on market $257,000 Active 114 DOM
  2. 2026-09-24
    days on market $257,000 Active 113 DOM
  3. 2026-09-22
    days on market $257,000 Active 112 DOM
  4. 2026-09-21
    days on market $257,000 Active 111 DOM
  5. 2026-09-20
    days on market $257,000 Active 110 DOM
  6. 2026-09-19
    days on market $257,000 Active 109 DOM
  7. 2026-09-18
    days on market $257,000 Active 108 DOM
  8. 2026-09-17
    days on market $257,000 Active 107 DOM
  9. 2026-09-16
    days on market $257,000 Active 106 DOM
  10. 2026-09-15
    days on market $257,000 Active 105 DOM
  11. 2026-09-14
    days on market $257,000 Active 104 DOM
  12. 2026-09-13
    days on market $257,000 Active 103 DOM
  13. 2026-09-12
    days on market $257,000 Active 102 DOM
  14. 2026-09-11
    days on market $257,000 Active 101 DOM
  15. 2026-09-05
    days on market $257,000 Active 95 DOM
  16. 2026-09-04
    days on market $257,000 Active 94 DOM
  17. 2026-09-03
    days on market $257,000 Active 93 DOM
  18. 2026-08-31
    days on market $257,000 Active 90 DOM
  19. 2026-08-30
    days on market $257,000 Active 89 DOM
  20. 2026-08-29
    days on market $257,000 Active 88 DOM
  21. 2026-08-28
    days on market $257,000 Active 87 DOM
  22. 2026-08-27
    days on market $257,000 Active 86 DOM
  23. 2026-08-26
    days on market $257,000 Active 85 DOM
  24. 2026-08-25
    days on market $257,000 Active 84 DOM
  25. 2026-08-24
    days on market $257,000 Active 83 DOM
  26. 2026-08-23
    days on market $257,000 Active 82 DOM
  27. 2026-08-22
    days on market $257,000 Active 81 DOM
  28. 2026-08-21
    days on market $257,000 Active 80 DOM
  29. 2026-08-20
    days on market $257,000 Active 79 DOM
  30. 2026-08-19
    days on market $257,000 Active 78 DOM
  31. 2026-08-18
    days on market $257,000 Active 77 DOM
  32. 2026-08-17
    days on market $257,000 Active 76 DOM
  33. 2026-08-16
    days on market $257,000 Active 75 DOM
  34. 2026-08-15
    days on market $257,000 Active 74 DOM
  35. 2026-08-14
    days on market $257,000 Active 73 DOM
  36. 2026-08-13
    days on market $257,000 Active 72 DOM
  37. 2026-08-12
    days on market $257,000 Active 71 DOM
  38. 2026-08-11
    days on market $257,000 Active 70 DOM
  39. 2026-08-10
    days on market $257,000 Active 69 DOM
  40. 2026-08-09
    days on market $257,000 Active 68 DOM
  41. 2026-08-08
    days on market $257,000 Active 67 DOM
  42. 2026-08-07
    days on market $257,000 Active 66 DOM
  43. 2026-08-06
    days on market $257,000 Active 65 DOM
  44. 2026-08-05
    days on market $257,000 Active 64 DOM
  45. 2026-08-04
    days on market $257,000 Active 63 DOM
  46. 2026-08-03
    days on market $257,000 Active 62 DOM
  47. 2026-08-01
    price $257,000 Active 59 DOM
  48. 2026-07-31
    days on market $269,000 Active 59 DOM
  49. 2026-07-30
    days on market $269,000 Active 58 DOM
  50. 2026-07-29
    days on market $269,000 Active 57 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$29,510
− Mortgage interest
−$14,396
− Property taxes
−$3,855
− Insurance
−$1,285
− Repairs & maintenance
−$2,361
− Management
−$2,361
− HOA
−$6,348
− Depreciation
−$7,476
Taxable loss
−$8,572
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,057
After-tax cash flow
$-2,290/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 · 12 photos

Good 80/100 None rehab

This beachfront condo is in excellent condition with modern amenities and a prime location, making it a great investment for both resale and rental.

Value-add opportunities

  • Both beach access — proximity to beach enhances both resale and rental value ↑
  • Both beachfront amenities — amenities like pool and tennis court increase appeal ↑
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

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
—

Price history

-3.5% since first listed
4 events — show timeline
  • 2026-06-17 Price Changed $279,000 RSMLS
  • 2026-06-17 Price Changed $279,000 LRMLS
  • 2026-06-02 Listed $289,000 LRMLS
  • 2026-06-02 Listed $289,000 RSMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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