45 Folly Field Rd Unit 16L · Hilton Head Island, SC 29928

$320,000

2 bd · 2.0 ba · 757 sqft · Condo public records · 248 Days on market

Built 1980 $423/sqft · 8% below area Est $347k · 8% under

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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 +11.0/15.0
• Cash flow +7.1/30.0
• Appreciation +6.6/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

Key facts

• Beachside retreat
• Pickleball courts
• Community amenities

Tags

• BEACHSIDE RETREAT
• REMODELED VILLA
• COMMUNITY AMENITIES
• TENNIS COURTS
• PICKLEBALL COURTS
• INDOOR RACQUETBALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (8.8% below list).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.6% 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.
• Market conditions: Rents rising (+3.2%/yr); 845 active listings in the ZIP; 8 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 36% 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 $12k of equity ($2k loan paydown + $10k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $27k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $281,600 (12.0% 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 248 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.91% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 9.1

CMA / ARV

• ARV (median comp): $347,292
• List price: $320,000
• Delta: -7.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

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: $14,490
• Equity at exit: $147,638

10-year hold

• IRR: 6.3%
• Equity multiple: 1.99×
• Total profit: $88,927
• Equity at exit: $230,488

Cash invested: $89,600 (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: 845
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$445 /mo · $5,336/yr
• Insurance: −$133
• HOA est. from 18 same-building comps: −$500
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-450

Break-even live

Break-even rent $3,489

Max offer price $240,559

Occupancy floor —

Sensitivity live

Price	-10% $-269	-5% $-359	+0% $-450	+5% $-540	+10% $-631
Rent	-10% $-680	-5% $-565	+0% $-450	+5% $-334	+10% $-219
Rate	-1.0pp $-289	-0.5pp $-368	base $-450	+0.5pp $-533	+1.0pp $-617

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	14d	1	0.71mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	44d	1	0.94mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	14d	2	0.94mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	22d	2	0.94mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	14d	1	1.21mi
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$2,902	$2.47	14d	9	1.22mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	44d	1	1.24mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	22d	1	1.35mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-21
   days on market $320,000 Active 248 DOM
2. 2026-06-18
   days on market $320,000 Active 245 DOM
3. 2026-06-17
   days on market $320,000 Active 244 DOM
4. 2026-06-16
   days on market $320,000 Active 243 DOM
5. 2026-06-15
   days on market $320,000 Active 242 DOM
6. 2026-06-14
   days on market $320,000 Active 240 DOM
7. 2026-06-13
   days on market $320,000 Active 239 DOM
8. 2026-06-10
   days on market $320,000 Active 237 DOM
9. 2026-06-09
   days on market $320,000 Active 236 DOM
10. 2026-06-08
    days on market $320,000 Active 235 DOM
11. 2026-06-07
    days on market $320,000 Active 234 DOM
12. 2026-06-05
    days on market $320,000 Active 231 DOM
13. 2026-06-03
    days on market $320,000 Active 230 DOM
14. 2026-06-02
    days on market $320,000 Active 229 DOM
15. 2026-06-01
    days on market $320,000 Active 228 DOM
16. 2026-05-31
    days on market $320,000 Active 227 DOM
17. 2026-04-07
    price $320,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

18. 2026-03-09
    price $325,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

19. 2026-02-12
    price $330,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

20. 2026-01-16
    price $335,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

21. 2025-12-08
    price $340,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

22. 2025-11-04
    price $345,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

23. 2025-10-16
    listed $347,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Welcome tο yοur pеrfеct beaсhѕide retreat, whether you're ѕеarching for a primary residence, vacation getaway, or income-producing property. This fully remodeled 2-bedroom, 2-bath condo blends modern style with coastal comfort. The unit features LVP flooring throughout, granite countertops, a tiled backsplash, and stainless steel appliances, along with a brand-new washer and dryer for everyday convenience. Step out onto your private balcony to enjoy fresh coastal air, or take advantage of the community's impressive amenities, including 24-hour security, tennis and pickleball courts, temperature-controlled pools, and well-appointed grilling areas-ideal for entertaining or relaxing after a day at the beach. Designed with flexibility in mind, this condo may be used as either a short-term or long-term rental, making it an excellent investment opportunity as well as a personal retreat. Beachside living, modern upgrades, and resort-style amenities come together in one exceptional property.

24. 2024-09-26
    price $345,000
25. 2024-08-03
    price $350,000
26. 2024-06-30
    price $360,000
27. 2024-05-04
    status Active
28. 2024-05-01
    listed $364,500
29. 2023-10-17
    price $377,500
30. 2023-10-17
    price $377,500
31. 2023-10-17
    price $378,500
32. 2023-10-17
    price $378,500
33. 2023-09-20
    listed $395,000 Active
34. 2023-09-20
    listed $395,000 Active
35. 2022-09-28
    soldstatus $360,000
36. 2022-09-23
    historical
37. 2022-09-23
    soldstatus $360,000 Closed
38. 2022-08-12
    status Pending
39. 2022-08-02
    status Active
40. 2022-07-27
    listed $360,000
41. 2020-09-22
    soldstatus $170,000
42. 2020-09-21
    soldstatus $170,000
43. 2020-07-14
    listed $155,000
44. 2008-11-06
    listed $165,000
45. 2004-10-21
    soldstatus $145,000
46. 2003-09-05
    soldstatus $94,000
47. 2000-03-24
    soldstatus $91,544
48. 1996-09-27
    soldstatus $66,000
49. 1995-06-30
    soldstatus $49,000
50. 1982-01-01
    soldstatus $74,900

ⓘ 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: $5,336 · $445/mo
• Projected year-2 tax: $5,336 · $445/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $35,035
• − Mortgage interest: −$17,925
• − Property taxes: −$5,336
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − HOA: −$6,000
• − Depreciation: −$9,309
• Taxable loss: −$10,741
• Est. tax savings @ 24.0%: +$2,578
• After-tax cash flow: $-2,818/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

+327.2% since first listed

34 events — show timeline

• 2026-04-07 Price Changed $320,000 RSMLS
• 2026-03-09 Price Changed $325,000 RSMLS
• 2026-02-12 Price Changed $330,000 RSMLS
• 2026-01-16 Price Changed $335,000 RSMLS
• 2025-12-08 Price Changed $340,000 RSMLS
• 2025-11-04 Price Changed $345,000 RSMLS
• 2025-10-16 Listed $347,000 RSMLS
• 2024-09-26 Price Changed $345,000 RSMLS
• 2024-08-03 Price Changed $350,000 RSMLS
• 2024-06-30 Price Changed $360,000 RSMLS
• 2024-05-04 Relisted — RSMLS
• 2024-05-01 Listed $364,500 RSMLS
• 2023-10-17 Price Changed $377,500 LRMLS
• 2023-10-17 Price Changed $377,500 RSMLS
• 2023-10-17 Price Changed $378,500 LRMLS
• 2023-10-17 Price Changed $378,500 RSMLS
• 2023-09-20 Listed $395,000 RSMLS
• 2023-09-20 Listed $395,000 LRMLS
• 2022-09-28 Sold (Public Records) $360,000 Public Records
• 2022-09-23 Delisted — RSMLS
• 2022-09-23 Sold (MLS) $360,000 RSMLS
• 2022-08-12 Pending — RSMLS
• 2022-08-02 Relisted — RSMLS
• 2022-07-27 Listed $360,000 RSMLS
• 2020-09-22 Sold (Public Records) $170,000 Public Records
• 2020-09-21 Sold (MLS) $170,000 RSMLS
• 2020-07-14 Listed $155,000 RSMLS
• 2008-11-06 Listed $165,000 RSMLS
• 2004-10-21 Sold (Public Records) $145,000 Public Records
• 2003-09-05 Sold (Public Records) $94,000 Public Records
• 2000-03-24 Sold (Public Records) $91,544 Public Records
• 1996-09-27 Sold (Public Records) $66,000 Public Records
• 1995-06-30 Sold (Public Records) $49,000 Public Records
• 1982-01-01 Sold (Public Records) $74,900 Public Records

Property tax history

+12.5%/yr

Latest (2025): $5,336 · +1.3% YoY. Source: county tax records.