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

$140,000

2 bd · 2.0 ba · 1,453 sqft · Condo · 89 Days on market

Built 1997 Good condition $96/sqft · 43% below area Est $247k · 43% under $4800/mo HOA · 139% of rent

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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 +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

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.

Key facts

• Irreplaceable view
• Additional den
• Large kitchen

Tags

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

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 $-3k ($-37k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate -19.7% vs local median 2.4% in Hilton Head Island — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 43% 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.
• 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

• It's been on market 89 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 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; HOA is 139% of rent.
• 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 $131,600 (6.0% 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 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
10. 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.
11. 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.
12. 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: 2.47% ✓
• Cap rate: -19.72%
• Cash-on-cash: -92.92%
• DSCR: -3.13
• GRM: 3.4

CMA / ARV

• ARV (median comp): $246,791
• List price: $140,000
• Delta: -43.27%
• 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
1 Gloucester Rd #103	0.56mi	2/2.5	1,548 (+6%)	1mo	$566,000	$366	60
15 Deallyon Ave #18	0.60mi	2/2.5	1,346 (-7%)	0mo	$535,000	$397	57
36 Deallyon Ave #102	0.40mi	2/2.5	1,250 (-14%)	1mo	$415,000	$332	55
24 Deallyon Ave #6	0.48mi	2/2.0	1,156 (-20%)	0mo	$499,900	$432	52
125 Greenwood Dr Apt 3416	1.06mi	3/3.0 (+1)	1,405 (-3%)	0mo	$785,000	$559	50
34 S Forest Beach Dr Unit C4	0.64mi	2/2.0	1,265 (-13%)	1mo	$399,900	$316	48
10 Lemoyne Ave #212	0.59mi	2/2.0	1,210 (-17%)	0mo	$535,000	$442	47
15 Deallyon Ave #97	0.60mi	2/2.0	1,246 (-14%)	1mo	$490,000	$393	47
12 Valencia Rd #36	0.79mi	3/3.0 (+1)	1,350 (-7%)	1mo	$515,000	$381	43
17 Lagoon Rd #24	0.66mi	2/2.5	1,094 (-25%)	1mo	$450,000	$411	41
34 S Forest Beach Dr Unit A12	0.64mi	3/3.0 (+1)	1,270 (-13%)	1mo	$625,000	$492	40
125 Greenwood Dr #3423	1.06mi	3/2.0 (+1)	1,279 (-12%)	1mo	$807,500	$631	39

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: -71.1%
• Equity multiple: -3.47×
• Total profit: $-175,305
• Equity at exit: $64,591

10-year hold

• IRR: -45.9%
• Equity multiple: -7.77×
• Total profit: $-343,745
• 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 →

Active competition Active MLS

• For sale now: 1 active · 5 under contract
• Median asking: $1,475,000 ($1330/sqft)
• Median days on market: 333 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -87.2% 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: 3.4×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$4,800
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-3,102

Break-even live

Break-even rent $7,385

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-3,005	-5% $-3,053	+0% $-3,102	+5% $-3,150	+10% $-3,199
Rent	-10% $-3,375	-5% $-3,238	+0% $-3,102	+5% $-2,965	+10% $-2,829
Rate	-1.0pp $-3,031	-0.5pp $-3,066	base $-3,102	+0.5pp $-3,138	+1.0pp $-3,175

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Deallyon Ave Hilton Head Island, SC	2.0	2.5	1260	$3,200	$2.54	6d	1	0.37mi
36 Deallyon Ave Unit 1498585P Hilton Head Island, SC	2.0	2.5	990	$2,706	$2.73	109d	1	0.37mi
19 Lemoyne Ave Unit 1470518P Hilton Head Island, SC	2.0	2.5	1033	$2,673	$2.59	109d	1	0.44mi
42 S Forest Beach Dr Unit 3255 Hilton Head Island, SC	2.0	2.0	1100	$3,000	$2.73	0d	1	0.61mi
10 N Forest Beach Dr Unit 1470517P Hilton Head Island, SC	2.0	2.0	1323	$5,684	$4.30	116d	1	0.84mi
70 Paddle Boat Ln Unit 203C Hilton Head Island, SC	2.0	2.0	1200	$2,800	$2.33	6d	1	0.88mi

Property features AI

Finance

• Other: Pets allowed with restrictions (dogs OK, owner only, number limit)
• HOA & community: Association fee includes management, common areas, cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, and high-speed internetAssociation amenities include clubhouse, fitness center, pool, guard service, transportation service, and cable TVSenior community

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardFire alarmFire sprinkler systemSmoke detectors
• Utilities: Electricity availablePublic waterWater available
• Home design: 3-story building
• Construction: Block and stucco constructionAsphalt flat roof
• Exterior features: BalconyPatioCommunity poolHas viewFaces northeast

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeSelf-cleaning ovenRefrigeratorPantry
• Flooring: CarpetConcreteLuxury vinylLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral electric air conditioning
• Interior features: Built-in featuresCeiling fan(s)Carbon monoxide detectorMultiple closetsCable TVWindow treatmentsEntrance foyerPantryInsulated windowsScreens

HOA detail $4,800/mo · $57,600/yr condo

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

Listing history 50 events

1. 2026-09-05
   days on market $140,000 Active 89 DOM
2. 2026-09-04
   days on market $140,000 Active 88 DOM
3. 2026-09-03
   days on market $140,000 Active 87 DOM
4. 2026-08-31
   days on market $140,000 Active 84 DOM
5. 2026-08-30
   days on market $140,000 Active 83 DOM
6. 2026-08-29
   days on market $140,000 Active 82 DOM
7. 2026-08-28
   days on market $140,000 Active 81 DOM
8. 2026-08-27
   days on market $140,000 Active 80 DOM
9. 2026-08-26
   days on market $140,000 Active 79 DOM
10. 2026-08-25
    days on market $140,000 Active 78 DOM
11. 2026-08-24
    days on market $140,000 Active 77 DOM
12. 2026-08-23
    days on market $140,000 Active 76 DOM
13. 2026-08-22
    days on market $140,000 Active 75 DOM
14. 2026-08-21
    days on market $140,000 Active 74 DOM
15. 2026-08-20
    days on market $140,000 Active 73 DOM
16. 2026-08-19
    days on market $140,000 Active 72 DOM
17. 2026-08-18
    days on market $140,000 Active 71 DOM
18. 2026-08-17
    days on market $140,000 Active 70 DOM
19. 2026-08-16
    days on market $140,000 Active 69 DOM
20. 2026-08-15
    days on market $140,000 Active 68 DOM
21. 2026-08-14
    days on market $140,000 Active 67 DOM
22. 2026-08-13
    days on market $140,000 Active 66 DOM
23. 2026-08-12
    days on market $140,000 Active 65 DOM
24. 2026-08-11
    days on market $140,000 Active 64 DOM
25. 2026-08-10
    days on market $140,000 Active 63 DOM
26. 2026-08-09
    days on market $140,000 Active 62 DOM
27. 2026-08-08
    days on market $140,000 Active 61 DOM
28. 2026-08-07
    days on market $140,000 Active 60 DOM
29. 2026-08-06
    days on market $140,000 Active 59 DOM
30. 2026-08-05
    days on market $140,000 Active 58 DOM
31. 2026-08-04
    days on market $140,000 Active 57 DOM
32. 2026-08-03
    days on market $140,000 Active 56 DOM
33. 2026-07-31
    days on market $140,000 Active 53 DOM
34. 2026-07-30
    days on market $140,000 Active 52 DOM
35. 2026-07-29
    days on market $140,000 Active 51 DOM
36. 2026-07-27
    days on market $140,000 Active 49 DOM
37. 2026-07-25
    days on market $140,000 Active 47 DOM
38. 2026-07-23
    days on market $140,000 Active 45 DOM
39. 2026-07-22
    days on market $140,000 Active 44 DOM
40. 2026-07-21
    days on market $140,000 Active 43 DOM
41. 2026-07-18
    days on market $140,000 Active 40 DOM
42. 2026-07-16
    days on market $140,000 Active 38 DOM
43. 2026-07-16
    days on market $140,000 Active 37 DOM
44. 2026-07-14
    days on market $140,000 Active 36 DOM
45. 2026-07-13
    days on market $140,000 Active 35 DOM
46. 2026-07-12
    days on market $140,000 Active 34 DOM
47. 2026-07-11
    days on market $140,000 Active 33 DOM
48. 2026-07-10
    days on market $140,000 Active 32 DOM
49. 2026-07-09
    days on market $140,000 Active 31 DOM
50. 2026-07-08
    days on market $140,000 Active 30 DOM

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $41,501
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$1,498
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − HOA: −$57,600
• − Depreciation: −$4,073
• Taxable loss: −$38,252
• Est. tax savings @ 24.0%: +$9,180
• After-tax cash flow: $-28,042/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 $7,265–$21,795 screening

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 ↑

ⓘ 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 57/100

Zoned Schools

Elementary Hilton Head Island Early Childhood Center 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 allowed with restrictions (dogs OK, owner only, number limit)
• HOA & community: Association fee includes management, common areas, cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, and high-speed internetAssociation amenities include clubhouse, fitness center, pool, guard service, transportation service, and cable TVSenior community

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardFire alarmFire sprinkler systemSmoke detectors
• Utilities: Electricity availablePublic waterWater available
• Home design: 3-story building
• Construction: Block and stucco constructionAsphalt flat roof
• Exterior features: BalconyPatioCommunity poolHas viewFaces northeast

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeSelf-cleaning ovenRefrigeratorPantry
• Flooring: CarpetConcreteLuxury vinylLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral electric air conditioning
• Interior features: Built-in featuresCeiling fan(s)Carbon monoxide detectorMultiple closetsCable TVWindow treatmentsEntrance foyerPantryInsulated windowsScreens

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