40 Folly Field Rd Unit B253 · Hilton Head Island, SC 29928

$259,900

1 bd · 1.0 ba · 540 sqft · Condo · 107 Days on market

Built 1980 Good condition $481/sqft · 21% below area Est $328k · 21% under $529/mo HOA · 22% of rent ↓ 3% 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 +15.0/15.0
• Cash flow +6.6/30.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• 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

Enjoy brеathtаking οсeanfront vіеws just steps from the beасh in this beautifully maintained, never-rented villa. Offered in move-in ready condition, this clean and well-cared-for property provides the perfect coastal retreat or investment opportunity. Residents and guests will appreciate the exceptional on-site amenities, including tennis courts, a fully equipped fitness center, oceanfront pool, on-site restaurant, 24-hour security, and convenient bike rentals-everything you need for a relaxing and active beach lifestyle. This villa comfortably sleeps four and offers outstanding value for true oceanfront living.

Key facts

• Fitness center
• Tennis courts
• Oceanfront pool

Tags

• OCEANFRONT VIEWS
• ON-SITE AMENITIES
• TENNIS COURTS
• FITNESS CENTER
• OCEANFRONT POOL
• ON-SITE RESTAURANT

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 $-422 ($-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 107 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

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 107 days. Have you received any prior offers? Is the seller open to a 23% 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: -6.96%
• DSCR: 0.69
• GRM: 9.0

CMA / ARV

• ARV (median comp): $327,576
• List price: $259,900
• Delta: -20.66%
• 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 A4	0.00mi	1/1.0	540 (0%)	4mo	$299,000	$554	97
40 Folly Field Rd #207	0.00mi	1/1.0	540 (0%)	5mo	$360,000	$667	96
40 Folly Field Rd Unit B317	0.14mi	1/1.0	540 (0%)	0mo	$287,500	$532	93
40 Folly Field Rd Unit C131	0.13mi	1/1.0	540 (0%)	2mo	$250,000	$463	93
40 Folly Field Rd Unit A229	0.14mi	1/1.0	540 (0%)	1mo	$283,000	$524	92
40 Folly Field Rd Unit C346	0.14mi	1/1.0	540 (0%)	2mo	$275,000	$509	92
40 Folly Field Rd Unit A214	0.14mi	1/1.0	540 (0%)	3mo	$252,000	$467	91
40 Folly Field Rd Unit A215	0.14mi	1/1.0	540 (0%)	3mo	$250,000	$463	91
40 Folly Field Rd Unit 346a	0.00mi	1/1.0	560 (+4%)	4mo	$268,000	$479	90
40 Folly Field Rd Unit A346	0.14mi	1/1.0	540 (0%)	4mo	$268,000	$496	90
40 Folly Field Rd Unit C313	0.14mi	1/1.0	540 (0%)	4mo	$235,000	$435	90
40 Folly Field Rd Unit B212	0.14mi	1/1.0	540 (0%)	5mo	$280,000	$519	89

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: $8,220
• Equity at exit: $119,909

10-year hold

• IRR: 5.6%
• Equity multiple: 1.89×
• Total profit: $64,741
• Equity at exit: $187,199

Cash invested: $72,772 (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: -18.0% 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 · $3,898/yr
• Insurance: −$108
• HOA: −$529
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-422

Break-even live

Break-even rent $2,943

Max offer price $198,846

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-332	+0% $-422	+5% $-512	+10% $-602
Rent	-10% $-612	-5% $-517	+0% $-422	+5% $-327	+10% $-232
Rate	-1.0pp $-291	-0.5pp $-356	base $-422	+0.5pp $-489	+1.0pp $-558

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association management and common area maintenance includedCable TV, high-speed internet and phone includedFlood insurance and property insurance includedGrounds and structure maintenance includedPest control includedPool(s) and pool maintenance includedReserve fund includedSewer, water, and trash includedAccess to community amenities: beach rights and access, fitness center, golf course, barbecue, playground, pickleball, pool, restaurant, guarded entry, tennis courts, trails

Exterior

• Parking: Unassigned parking
• Security: Security guard
• Utilities: Public water
• Home design: Condo / ApartmentWood siding constructionAsphalt roof
• Construction: Wood siding constructionAsphalt roof
• Exterior features: BalconyFree-form community poolLap poolWaterfrontHas view

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigeratorAir-to-air exchanger
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: FurnishedCeiling fan(s)Cable TVMain level primary
• Laundry & utility: Common area laundry

HOA detail $529/mo · $6,348/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $259,900 Active 107 DOM
2. 2026-08-07
   days on market $259,900 Active 106 DOM
3. 2026-08-06
   days on market $259,900 Active 105 DOM
4. 2026-08-05
   days on market $259,900 Active 104 DOM
5. 2026-08-04
   days on market $259,900 Active 103 DOM
6. 2026-08-03
   days on market $259,900 Active 102 DOM
7. 2026-07-31
   days on market $259,900 Active 99 DOM
8. 2026-07-30
   days on market $259,900 Active 98 DOM
9. 2026-07-29
   days on market $259,900 Active 97 DOM
10. 2026-07-27
    days on market $259,900 Active 95 DOM
11. 2026-07-25
    days on market $259,900 Active 93 DOM
12. 2026-07-23
    days on market $259,900 Active 91 DOM
13. 2026-07-22
    days on market $259,900 Active 90 DOM
14. 2026-07-21
    days on market $259,900 Active 89 DOM
15. 2026-07-18
    days on market $259,900 Active 86 DOM
16. 2026-07-16
    days on market $259,900 Active 84 DOM
17. 2026-07-16
    days on market $259,900 Active 83 DOM
18. 2026-07-14
    days on market $259,900 Active 82 DOM
19. 2026-07-13
    days on market $259,900 Active 81 DOM
20. 2026-07-12
    days on market $259,900 Active 80 DOM
21. 2026-07-11
    days on market $259,900 Active 79 DOM
22. 2026-07-10
    days on market $259,900 Active 78 DOM
23. 2026-07-09
    days on market $259,900 Active 77 DOM
24. 2026-07-08
    days on market $259,900 Active 76 DOM
25. 2026-07-07
    days on market $259,900 Active 75 DOM
26. 2026-07-06
    days on market $259,900 Active 74 DOM
27. 2026-07-05
    days on market $259,900 Active 73 DOM
28. 2026-07-04
    days on market $259,900 Active 72 DOM
29. 2026-07-03
    days on market $259,900 Active 71 DOM
30. 2026-07-02
    days on market $259,900 Active 70 DOM
31. 2026-07-01
    days on market $259,900 Active 69 DOM
32. 2026-06-30
    days on market $259,900 Active 68 DOM
33. 2026-06-29
    days on market $259,900 Active 67 DOM
34. 2026-06-28
    days on market $259,900 Active 66 DOM
35. 2026-06-28
    days on market $259,900 Active 65 DOM
36. 2026-06-27
    days on market $259,900 Active 64 DOM
37. 2026-06-25
    days on market $259,900 Active 62 DOM
38. 2026-06-23
    days on market $259,900 Active 60 DOM
39. 2026-06-21
    days on market $259,900 Active 59 DOM
40. 2026-06-18
    days on market $259,900 Active 56 DOM
41. 2026-06-17
    days on market $259,900 Active 55 DOM
42. 2026-06-16
    days on market $259,900 Active 54 DOM
43. 2026-06-15
    days on market $259,900 Active 53 DOM
44. 2026-06-14
    days on market $259,900 Active 51 DOM
45. 2026-06-13
    pricedays on market $259,900 Active 50 DOM
46. 2026-06-10
    days on market $269,000 Active 48 DOM
47. 2026-06-09
    days on market $269,000 Active 47 DOM
48. 2026-06-08
    days on market $269,000 Active 46 DOM
49. 2026-06-07
    days on market $269,000 Active 45 DOM
50. 2026-06-05
    days on market $269,000 Active 42 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: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$6,348
• − Depreciation: −$7,561
• Taxable loss: −$9,382
• Est. tax savings @ 24.0%: +$2,252
• After-tax cash flow: $-2,812/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 None rehab

This move-in ready oceanfront villa offers breathtaking views and exceptional amenities. While it's in good condition, some updates to appliances and exterior paint would significantly enhance its resale and rental value.

Repairs flagged

• Major Appliances — Old and worn, likely not functioning properly
• Major Bathtub — Dated appearance, may need replacement

Value-add opportunities

• Resale Replace appliances — Modern appliances will attract more buyers ↑
• Resale Replace bathtub — Dated appearance will deter potential buyers ↑
• Both Paint exterior — Fresh paint will improve curb appeal and resale value ↑
• Both Replace carpet — Fresh carpet will improve comfort and resale value ↑
• Both Upgrade appliances — Modern appliances will attract more buyers and renters ↑

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 not allowed
• HOA & community: Association management and common area maintenance includedCable TV, high-speed internet and phone includedFlood insurance and property insurance includedGrounds and structure maintenance includedPest control includedPool(s) and pool maintenance includedReserve fund includedSewer, water, and trash includedAccess to community amenities: beach rights and access, fitness center, golf course, barbecue, playground, pickleball, pool, restaurant, guarded entry, tennis courts, trails

Exterior

• Parking: Unassigned parking
• Security: Security guard
• Utilities: Public water
• Home design: Condo / ApartmentWood siding constructionAsphalt roof
• Construction: Wood siding constructionAsphalt roof
• Exterior features: BalconyFree-form community poolLap poolWaterfrontHas view

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigeratorAir-to-air exchanger
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: FurnishedCeiling fan(s)Cable TVMain level primary
• Laundry & utility: Common area laundry

Price history

-3.4% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $259,900 RSMLS
• 2026-04-23 Listed $269,000 RSMLS