300 Woodhaven Dr #1305 · Hilton Head Island, SC 29928

$140,000

2 bd · 2.0 ba · 1,453 sqft · Condo · 10 Days on market

Built 1997 Good condition $96/sqft · 69% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks

Some homеs аre ѕрeciаl bеcause of their finishеѕ. Others because of their location. This residence offers something far more rare-a combination of exceptional space, an irreplaceable view, and a floor plan found nowhere else at The Seabrook. Created by combining two one-bedroom residences into one expansive home, this is the only residence of its kind in the community. The result is a spacious and versatile layout with endless possibilities for living, entertaining, and relaxing. A bright, open living area filled with natural light welcomes residents. The oversized main living space easily accommodates multiple seating areas, a dining area, or reading nook. The large kitchen features stainl

Key facts

• Irreplaceable view
• Additional den
• Large kitchen

Tags

• IRREPLACEABLE VIEW
• OVERSIZED MAIN LIVING SPACE
• LARGE KITCHEN
• ADDITIONAL DEN
• WALK-IN SHOWER
• BATHTUB

Property features AI

Finance

• Other: Pets allowed with restrictions (dogs OK, owner only, number limit)
• HOA & community: Association-managed community; Association maintains grounds and structures; Association covers cable TV, high speed internet, sewer, water, trash, pest control, insurance; Clubhouse; Fitness center; Pool; Guard; Transportation service

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard; Fire alarm; Fire sprinkler system; Smoke detector(s)
• Utilities: Electricity available; Public water; Water available
• Home design: 3 stories
• Construction: Block and stucco construction; Asphalt and flat roof
• Exterior features: Balcony; Patio; Community pool; Has view; Faces northeast

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Self-cleaning oven; Pantry
• Flooring: Carpet; Concrete; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Built-in features; Ceiling fan(s); Carbon monoxide detector; Multiple closets; Cable TV; Window treatments; Entrance foyer; Pantry; Insulated windows; Screens

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $140k).
• Cap rate 22.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% 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 $5k of equity ($968 loan paydown + $4k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.56% ✓
• Cap rate: 22.23%
• Cash-on-cash: 56.93%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (median comp): $445,715
• List price: $140,000
• Delta: -68.59%
• 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: 60.4%
• Equity multiple: 4.41×
• Total profit: $133,544
• Equity at exit: $64,591

10-year hold

• IRR: 59.8%
• Equity multiple: 9.03×
• Total profit: $314,786
• Equity at exit: $100,838

Cash invested: $39,200 (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: 3.3×

Monthly cashflow live

• Estimated rent: $3,579 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $1,793

Break-even live

Break-even rent $1,309

Max offer price $140,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,890	-5% $1,842	+0% $1,793	+5% $1,745	+10% $1,696
Rent	-10% $1,511	-5% $1,652	+0% $1,793	+5% $1,935	+10% $2,076
Rate	-1.0pp $1,864	-0.5pp $1,829	base $1,793	+0.5pp $1,757	+1.0pp $1,720

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	14d	1	0.37mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	14d	1	0.44mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	21d	1	0.84mi

HOA detail condo

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

Listing history 12 events

1. 2026-06-18
   days on market $140,000 Active 10 DOM
2. 2026-06-17
   days on market $140,000 Active 9 DOM
3. 2026-06-16
   days on market $140,000 Active 8 DOM
4. 2026-06-15
   days on market $140,000 Active 7 DOM
5. 2026-06-14
   days on market $140,000 Active 5 DOM
6. 2026-06-13
   days on market $140,000 Active 4 DOM
7. 2026-06-10
   days on market $140,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   days on marketlisting id $140,000 Active 1 DOM
10. 2026-05-31
    days on market $140,000 Active 173 DOM
11. 2026-03-01
    status Active 288-char remark
12. 2025-12-08
    listed $140,000 Active 288-char remark

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,945
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$1,498
• − Repairs & maintenance: −$3,436
• − Management: −$3,436
• − Depreciation: −$4,073
• Taxable income: $20,561
• Est. tax owed @ 24.0%: −$4,935
• After-tax cash flow: $16,584/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

This 2-bedroom, 2-bath unit in a 55+ continuing care retirement community is in good condition with a good condition score of 75. It has a good exterior, interior, and landscaping. The property has a good roof, windows, and foundation. The HVAC and mechanical systems appear to be in good condition. The property has a good value with minimal repairs and maintenance needed.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and value of the property
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency
• Both Kitchen appliances — Upgrading to newer, more energy-efficient appliances can increase the property's value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and value of the property ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency ↑
• Both Kitchen appliances — Upgrading to newer, more energy-efficient appliances can increase the property's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $140,000 RSMLS
• 2026-03-01 Relisted — RSMLS
• 2025-12-08 Listed $140,000 RSMLS