45 Folly Field Rd Unit 5A · Hilton Head Island, SC 29928

$330,000

2 bd · 2.0 ba · 757 sqft · Condo public records · 52 Days on market

Built 1980 $436/sqft · 5% below area Est $349k · 5% 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 +9.9/15.0
• Cash flow +6.9/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

***FIRST FLOOR ALERT***Welcome to easy coastal living in this rare first-floor 2-bedroom, 2-bath condo, offered fully furnished and truly turnkey-just bring your suitcase and start enjoying. With no stairs to navigate, this unit provides effortless access for all ages and is ideally located just steps from parking for everyday convenience. Inside, you'll find a full kitchen and a comfortable, well-appointed living space designed for both relaxation and entertaining. The condo sleeps up to six guests with a queen bed, bunk beds, and a pull-out couch-perfect for hosting family and friends or maximizing rental potential. A 2023 HVAC system ensures modern comfort year-round. Step outside to your private patio, the perfect spot to enjoy your morning coffee or unwind w/ a drink in the evening. The community offers an impressive range of resort-style amenities, including two heated pools, a sauna, a fitness center, and a playground for kids. Stay active with 10 pickleball and tennis courts, as well as racquetball facilities. Enjoy peace of mind with private gated access and on-site security. Located just a 5-10 minute walk to the beach with a private beach entrance, and close to several golf courses, this property offers the ideal blend of relaxation, recreation, and convenience. Whether you're looking for a primary residence, vacation getaway, or investment property, this first-floor gem checks all the boxes.

Key facts

• Fitness center
• Sauna
• Private patio

Tags

• FIRST FLOOR
• PRIVATE PATIO
• TWO HEATED POOLS
• SAUNA
• FITNESS CENTER
• PICKLEBALL AND TENNIS COURTS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association management, cable TV, internet, grounds maintenance, structure maintenance, pest control, pool(s), reserve fund, sewer, tennis courts, trash, and water included in association fee; Community clubhouse; Fitness center; Playground; Pickleball; Pool; Guard; Tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard; Fire alarm
• Utilities: Public water; Water available
• Exterior features: Porch; Rear porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Ceiling fan(s); Main-level primary
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (11.5% below list).
• Recommended offer: $292k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $13k of equity ($2k loan paydown + $11k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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.

Recommended offer $291,955 (11.5% 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 52 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.88% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.50%
• DSCR: 0.71
• GRM: 9.4

CMA / ARV

• ARV (median comp): $348,844
• List price: $330,000
• Delta: -5.40%
• 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: 2.3%
• Equity multiple: 1.14×
• Total profit: $12,559
• Equity at exit: $152,251

10-year hold

• IRR: 6.0%
• Equity multiple: 1.94×
• Total profit: $86,436
• Equity at exit: $237,691

Cash invested: $92,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$439 /mo · $5,267/yr
• Insurance: −$138
• HOA est. from 18 same-building comps: −$500
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-500

Break-even live

Break-even rent $3,553

Max offer price $241,587

Occupancy floor —

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: $82,500
• Closing costs: $9,900
• 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	13d	1	0.71mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	0.94mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	2	0.94mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	21d	2	0.94mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	13d	1	1.21mi
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$2,902	$2.47	13d	9	1.22mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	43d	1	1.24mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	21d	1	1.35mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-18
   days on market $330,000 Active 52 DOM
2. 2026-06-17
   days on market $330,000 Active 51 DOM
3. 2026-06-16
   days on market $330,000 Active 50 DOM
4. 2026-06-15
   days on market $330,000 Active 49 DOM
5. 2026-06-14
   days on market $330,000 Active 47 DOM
6. 2026-06-13
   days on market $330,000 Active 46 DOM
7. 2026-06-10
   days on market $330,000 Active 44 DOM
8. 2026-06-09
   days on market $330,000 Active 43 DOM
9. 2026-06-08
   days on market $330,000 Active 42 DOM
10. 2026-06-07
    days on market $330,000 Active 41 DOM
11. 2026-06-05
    days on market $330,000 Active 38 DOM
12. 2026-06-03
    days on market $330,000 Active 37 DOM
13. 2026-06-02
    days on market $330,000 Active 36 DOM
14. 2026-06-01
    days on market $330,000 Active 35 DOM
15. 2026-05-31
    days on market $330,000 Active 34 DOM
16. 2026-04-27
    listed $330,000 Active 1473-char remark

    Show marketing remark (1426 chars)

    ***FIRST FLOOR ALERT***Welcome to easy coastal living in this rare first-floor 2-bedroom, 2-bath condo, offered fully furnished and truly turnkey-just bring your suitcase and start enjoying. With no stairs to navigate, this unit provides effortless access for all ages and is ideally located just steps from parking for everyday convenience. Inside, you'll find a full kitchen and a comfortable, well-appointed living space designed for both relaxation and entertaining. The condo sleeps up to six guests with a queen bed, bunk beds, and a pull-out couch-perfect for hosting family and friends or maximizing rental potential. A 2023 HVAC system ensures modern comfort year-round. Step outside to your private patio, the perfect spot to enjoy your morning coffee or unwind w/ a drink in the evening. The community offers an impressive range of resort-style amenities, including two heated pools, a sauna, a fitness center, and a playground for kids. Stay active with 10 pickleball and tennis courts, as well as racquetball facilities. Enjoy peace of mind with private gated access and on-site security. Located just a 5-10 minute walk to the beach with a private beach entrance, and close to several golf courses, this property offers the ideal blend of relaxation, recreation, and convenience. Whether you're looking for a primary residence, vacation getaway, or investment property, this first-floor gem checks all the boxes.

17. 2026-04-27
    listed $330,000 Active 1426-char remark

    Show marketing remark (1426 chars)

    ***FIRST FLOOR ALERT***Welcome to easy coastal living in this rare first-floor 2-bedroom, 2-bath condo, offered fully furnished and truly turnkey-just bring your suitcase and start enjoying. With no stairs to navigate, this unit provides effortless access for all ages and is ideally located just steps from parking for everyday convenience. Inside, you'll find a full kitchen and a comfortable, well-appointed living space designed for both relaxation and entertaining. The condo sleeps up to six guests with a queen bed, bunk beds, and a pull-out couch-perfect for hosting family and friends or maximizing rental potential. A 2023 HVAC system ensures modern comfort year-round. Step outside to your private patio, the perfect spot to enjoy your morning coffee or unwind w/ a drink in the evening. The community offers an impressive range of resort-style amenities, including two heated pools, a sauna, a fitness center, and a playground for kids. Stay active with 10 pickleball and tennis courts, as well as racquetball facilities. Enjoy peace of mind with private gated access and on-site security. Located just a 5-10 minute walk to the beach with a private beach entrance, and close to several golf courses, this property offers the ideal blend of relaxation, recreation, and convenience. Whether you're looking for a primary residence, vacation getaway, or investment property, this first-floor gem checks all the boxes.

18. 2022-12-30
    soldstatus $355,000
19. 2019-03-05
    soldstatus $157,500

    Show marketing remark (493 chars)

    Sought after 1st floor 2 BR, 2BA Villa and it's in the front. With two separate Master Suites and an added built in closet in Living Room for additional storage. Easy walk to the beach. Kitchen has corian counter tops & newer appliances. Great condition, fully furnished and ready to rent short term or long term or keep it as your permanent home. This community has 2 pools, outdoor spa, 10 tennis courts, 2 racquetball courts, clubhouse, grills and play ground areas with 24 hr security.

20. 2019-03-05
    soldstatus $157,500

    Show marketing remark (493 chars)

    Sought after 1st floor 2 BR, 2BA Villa and it's in the front. With two separate Master Suites and an added built in closet in Living Room for additional storage. Easy walk to the beach. Kitchen has corian counter tops & newer appliances. Great condition, fully furnished and ready to rent short term or long term or keep it as your permanent home. This community has 2 pools, outdoor spa, 10 tennis courts, 2 racquetball courts, clubhouse, grills and play ground areas with 24 hr security.

21. 2019-03-04
    soldstatus $157,500
22. 2018-09-28
    listed $175,000

    Show marketing remark (493 chars)

    Sought after 1st floor 2 BR, 2BA Villa and it's in the front. With two separate Master Suites and an added built in closet in Living Room for additional storage. Easy walk to the beach. Kitchen has corian counter tops & newer appliances. Great condition, fully furnished and ready to rent short term or long term or keep it as your permanent home. This community has 2 pools, outdoor spa, 10 tennis courts, 2 racquetball courts, clubhouse, grills and play ground areas with 24 hr security.

23. 2018-09-28
    listed $175,000

    Show marketing remark (493 chars)

    Sought after 1st floor 2 BR, 2BA Villa and it's in the front. With two separate Master Suites and an added built in closet in Living Room for additional storage. Easy walk to the beach. Kitchen has corian counter tops & newer appliances. Great condition, fully furnished and ready to rent short term or long term or keep it as your permanent home. This community has 2 pools, outdoor spa, 10 tennis courts, 2 racquetball courts, clubhouse, grills and play ground areas with 24 hr security.

24. 2014-12-31
    soldstatus $122,100
25. 2014-12-30
    soldstatus $122,000
26. 2013-04-16
    listed $123,900
27. 2010-05-27
    listed $143,000
28. 1993-07-20
    soldstatus $46,500
29. 1991-11-21
    soldstatus $46,000
30. 1981-02-01
    soldstatus $61,900

ⓘ 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: $5,267 · $439/mo
• Projected year-2 tax: $5,267 · $439/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: −$18,485
• − Property taxes: −$5,267
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − HOA: −$6,000
• − Depreciation: −$9,600
• Taxable loss: −$11,573
• Est. tax savings @ 24.0%: +$2,777
• After-tax cash flow: $-3,228/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

+433.1% since first listed

15 events — show timeline

• 2026-04-27 Listed $330,000 RSMLS
• 2026-04-27 Listed $330,000 LRMLS
• 2022-12-30 Sold (Public Records) $355,000 Public Records
• 2019-03-05 Sold (MLS) $157,500 RSMLS
• 2019-03-05 Sold (MLS) $157,500 LRMLS
• 2019-03-04 Sold (Public Records) $157,500 Public Records
• 2018-09-28 Listed $175,000 RSMLS
• 2018-09-28 Listed $175,000 LRMLS
• 2014-12-31 Sold (Public Records) $122,100 Public Records
• 2014-12-30 Sold (MLS) $122,000 RSMLS
• 2013-04-16 Listed $123,900 RSMLS
• 2010-05-27 Listed $143,000 RSMLS
• 1993-07-20 Sold (Public Records) $46,500 Public Records
• 1991-11-21 Sold (Public Records) $46,000 Public Records
• 1981-02-01 Sold (Public Records) $61,900 Public Records

Property tax history

+12.4%/yr

Latest (2025): $5,267 · +1.3% YoY. Source: county tax records.