40 Folly Field Rd Unit C251 · Hilton Head Island, SC 29928

$260,000

1 bd · 1.0 ba · 540 sqft · Condo · 120 Days on market

Built 1980 Good condition $481/sqft · 14% below area Est $304k · 14% under $529/mo HOA · 22% of rent ↓ 26% since listing

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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 +14.0/15.0
• Cash flow +6.6/30.0
• Appreciation +6.6/10.0
• Schools +5.4/10.0
• 1% rule +4.3/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +0.9/10.0

Listing remarks MLS

INCREDIBLE RENTAL at HH Beach & Tennis! Over $35K+ in rentals in '24! AWESOME location-mere steps to the beach, and the building's only elevator & ramp, too! Covered oceanfront porch w/ ocean view! True private bedroom + built-in bunks! White bright kitchen w/ SS appliances! Fully furnished including Queen pull-out couch! Coastal chic ~ this is the one to seek ~ successfully rented week-to-week ('22, '23 & '24)! Onsite amenities: GREAT BEACH ACCESS, restaurants, pickleball, tennis, fitness, bike rentals, fishing, playground + more! In-building elevator nearby & gated world-class resort! Reel in rental income immediately! TOP PERFORMING RENTAL!

Key facts

• Barn door
• Oceanfront pool
• Beach access

Tags

• UPDATED VANITY
• BARN DOOR
• OCEANFRONT POOL
• BEACH ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (7.3% below list).
• Recommended offer: $199k (23.5% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

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 120 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $198,846 (23.5% 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 120 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
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: 0.93% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.97%
• DSCR: 0.69
• GRM: 9.0

CMA / ARV

• ARV (median comp): $304,017
• List price: $260,000
• Delta: -14.48%
• 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 B317	0.00mi	1/1.0	540 (0%)	0mo	$287,500	$532	100
40 Folly Field Rd Unit A229	0.00mi	1/1.0	540 (0%)	1mo	$283,000	$524	99
40 Folly Field Rd Unit C346	0.00mi	1/1.0	540 (0%)	2mo	$275,000	$509	99
40 Folly Field Rd Unit A214	0.00mi	1/1.0	540 (0%)	3mo	$252,000	$467	98
40 Folly Field Rd Unit A215	0.00mi	1/1.0	540 (0%)	3mo	$250,000	$463	98
40 Folly Field Rd Unit A346	0.00mi	1/1.0	540 (0%)	4mo	$268,000	$496	97
40 Folly Field Rd Unit C313	0.00mi	1/1.0	540 (0%)	4mo	$235,000	$435	96
40 Folly Field Rd Unit B212	0.00mi	1/1.0	540 (0%)	5mo	$280,000	$519	96
40 Folly Field Rd Unit C131	0.11mi	1/1.0	540 (0%)	2mo	$250,000	$463	94
40 Folly Field Rd Unit A4	0.14mi	1/1.0	540 (0%)	4mo	$299,000	$554	90
40 Folly Field Rd #207	0.14mi	1/1.0	540 (0%)	5mo	$360,000	$667	89
40 Folly Field Rd Unit 346a	0.14mi	1/1.0	560 (+4%)	4mo	$268,000	$479	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: 1.9%
• Equity multiple: 1.11×
• Total profit: $8,190
• Equity at exit: $119,956

10-year hold

• IRR: 5.6%
• Equity multiple: 1.89×
• Total profit: $64,692
• Equity at exit: $187,271

Cash invested: $72,800 (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: -23.9% 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: 1004
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$529
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-423

Break-even live

Break-even rent $2,944

Max offer price $198,846

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-333	+0% $-423	+5% $-512	+10% $-602
Rent	-10% $-613	-5% $-518	+0% $-423	+5% $-327	+10% $-232
Rate	-1.0pp $-292	-0.5pp $-356	base $-423	+0.5pp $-490	+1.0pp $-559

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: $65,000
• Closing costs: $7,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Pets not allowed (no)
• HOA & community: Association covers management, common areas, cable TV, flood insurance, insurance, internet, grounds and structure maintenance, pest control, phone, pools, reserve fund, sewer, trash, water, and high-speed internetCommunity amenities include beach rights/access, fitness center, golf course, barbecue, playground, pickleball, pool, restaurant, guard, tennis courts, trails, and cable TV

Exterior

• Parking: Unassigned parking
• Security: Security guardSmoke detector(s)
• Utilities: Public water
• Home design: Wood siding constructionFaces southeast
• Construction: Wood siding
• Exterior features: BalconyFree-form community poolLap poolCommunity pool accessHas view (southeast)

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigeratorStoveKitchenette
• Flooring: Laminate floorsVinyl floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric, heat pump)Central cooling (electric, heat pump)
• Interior features: FurnishedCeiling fan(s)Multiple closetsCable TVKitchenette
• Laundry & utility: Laundry in common area

HOA detail $529/mo · $6,348/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $260,000 Active 120 DOM
2. 2026-08-07
   days on market $260,000 Active 119 DOM
3. 2026-08-06
   days on market $260,000 Active 118 DOM
4. 2026-08-05
   days on market $260,000 Active 117 DOM
5. 2026-08-04
   days on market $260,000 Active 116 DOM
6. 2026-08-03
   days on market $260,000 Active 115 DOM
7. 2026-07-31
   days on market $260,000 Active 112 DOM
8. 2026-07-30
   days on market $260,000 Active 111 DOM
9. 2026-07-29
   days on market $260,000 Active 110 DOM
10. 2026-07-27
    days on market $260,000 Active 108 DOM
11. 2026-07-25
    days on market $260,000 Active 106 DOM
12. 2026-07-23
    days on market $260,000 Active 104 DOM
13. 2026-07-22
    days on market $260,000 Active 103 DOM
14. 2026-07-21
    days on market $260,000 Active 102 DOM
15. 2026-07-18
    days on market $260,000 Active 99 DOM
16. 2026-07-16
    days on market $260,000 Active 97 DOM
17. 2026-07-16
    days on market $260,000 Active 96 DOM
18. 2026-07-14
    days on market $260,000 Active 95 DOM
19. 2026-07-13
    days on market $260,000 Active 94 DOM
20. 2026-07-12
    days on market $260,000 Active 93 DOM
21. 2026-07-11
    days on market $260,000 Active 92 DOM
22. 2026-07-10
    days on market $260,000 Active 91 DOM
23. 2026-07-09
    days on market $260,000 Active 90 DOM
24. 2026-07-08
    days on market $260,000 Active 89 DOM
25. 2026-07-07
    days on market $260,000 Active 88 DOM
26. 2026-07-06
    days on market $260,000 Active 87 DOM
27. 2026-07-05
    days on market $260,000 Active 86 DOM
28. 2026-07-04
    days on market $260,000 Active 85 DOM
29. 2026-07-03
    days on market $260,000 Active 84 DOM
30. 2026-07-02
    days on market $260,000 Active 83 DOM
31. 2026-07-01
    days on market $260,000 Active 82 DOM
32. 2026-06-30
    days on market $260,000 Active 81 DOM
33. 2026-06-29
    days on market $260,000 Active 80 DOM
34. 2026-06-28
    days on market $260,000 Active 79 DOM
35. 2026-06-28
    days on market $260,000 Active 78 DOM
36. 2026-06-27
    days on market $260,000 Active 77 DOM
37. 2026-06-25
    days on market $260,000 Active 75 DOM
38. 2026-06-23
    days on market $260,000 Active 73 DOM
39. 2026-06-21
    days on market $260,000 Active 72 DOM
40. 2026-06-18
    days on market $260,000 Active 69 DOM
41. 2026-06-17
    days on market $260,000 Active 68 DOM
42. 2026-06-16
    days on market $260,000 Active 67 DOM
43. 2026-06-15
    days on market $260,000 Active 66 DOM
44. 2026-06-14
    days on market $260,000 Active 64 DOM
45. 2026-06-13
    days on market $260,000 Active 63 DOM
46. 2026-06-10
    days on market $260,000 Active 61 DOM
47. 2026-06-09
    days on market $260,000 Active 60 DOM
48. 2026-06-08
    days on market $260,000 Active 59 DOM
49. 2026-06-07
    days on market $260,000 Active 58 DOM
50. 2026-06-05
    days on market $260,000 Active 55 DOM

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

Taxation est. · year 1

• Rental income: $28,909
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$6,348
• − Depreciation: −$7,564
• Taxable loss: −$9,392
• Est. tax savings @ 24.0%: +$2,254
• After-tax cash flow: $-2,817/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 75/100 Cosmetic rehab Est. rehab $2,700–$8,100 screening

This oceanfront condo is in good condition with a good location and established rental history. It offers a great opportunity for an investor looking to capitalize on the beachfront location.

Value-add opportunities

• Both oceanfront balcony furniture — enhances curb appeal and rental potential ↑
• Both smart home integration — improves convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

Property features AI

Finance

• Other: Pets not allowed (no)
• HOA & community: Association covers management, common areas, cable TV, flood insurance, insurance, internet, grounds and structure maintenance, pest control, phone, pools, reserve fund, sewer, trash, water, and high-speed internetCommunity amenities include beach rights/access, fitness center, golf course, barbecue, playground, pickleball, pool, restaurant, guard, tennis courts, trails, and cable TV

Exterior

• Parking: Unassigned parking
• Security: Security guardSmoke detector(s)
• Utilities: Public water
• Home design: Wood siding constructionFaces southeast
• Construction: Wood siding
• Exterior features: BalconyFree-form community poolLap poolCommunity pool accessHas view (southeast)

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigeratorStoveKitchenette
• Flooring: Laminate floorsVinyl floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric, heat pump)Central cooling (electric, heat pump)
• Interior features: FurnishedCeiling fan(s)Multiple closetsCable TVKitchenette
• Laundry & utility: Laundry in common area

Price history

-25.5% since first listed

16 events — show timeline

• 2026-04-10 Listed $260,000 RSMLS
• 2025-03-18 Sold (MLS) $275,000 RSMLS
• 2025-02-12 Pending — RSMLS
• 2025-01-31 Price Changed $290,000 RSMLS
• 2024-08-18 Price Changed $295,000 RSMLS
• 2024-05-11 Price Changed $300,000 RSMLS
• 2024-04-30 Price Changed $305,000 RSMLS
• 2024-03-08 Price Changed $310,000 RSMLS
• 2024-01-21 Price Changed $315,000 RSMLS
• 2024-01-13 Price Changed $324,000 RSMLS
• 2023-11-22 Price Changed $330,000 RSMLS
• 2023-09-29 Relisted — RSMLS
• 2023-09-29 Price Changed $335,000 RSMLS
• 2023-06-13 Price Changed $339,000 RSMLS
• 2023-05-19 Price Changed $347,500 RSMLS
• 2023-03-28 Listed $349,000 RSMLS