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

$259,900

1 bd · 1.0 ba · 540 sqft · Condo · 56 Days on market

Built 1980 Good condition ↓ 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 +7.5/15.0
• Appreciation +6.6/10.0
• Cash flow +5.8/30.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +0.2/10.0

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. Whether you're looking for a personal getaway or a strong income-produ

Key facts

• Fitness center
• Tennis courts
• Oceanfront pool

Tags

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

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association management and common area maintenance included; Cable TV, high-speed internet and phone included; Flood insurance and property insurance included; Grounds and structure maintenance included; Pest control included; Pool(s) and pool maintenance included; Reserve fund included; Sewer, water, and trash included; Access 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 / Apartment; Wood siding construction; Asphalt roof
• Construction: Wood siding construction; Asphalt roof
• Exterior features: Balcony; Free-form community pool; Lap pool; Waterfront; Has view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Air-to-air exchanger
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Furnished; Ceiling fan(s); Cable TV; Main level primary
• Laundry & utility: Common area laundry

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 $-519 ($-6k/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 $228k (12.1% below list).
• Recommended offer: $228k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 3.9% 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; 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 56 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $228,387 (12.1% 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 56 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: 3.90%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,015
• Equity at exit: $119,909

10-year hold

• IRR: 4.5%
• Equity multiple: 1.70×
• Total profit: $51,256
• 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 →

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA est. from 12 same-building comps: −$527
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-519

Break-even live

Break-even rent $2,941

Max offer price $184,821

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-429	+0% $-519	+5% $-609	+10% $-698
Rent	-10% $-699	-5% $-609	+0% $-519	+5% $-429	+10% $-338
Rate	-1.0pp $-388	-0.5pp $-453	base $-519	+0.5pp $-586	+1.0pp $-655

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
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $259,900 Active 56 DOM
2. 2026-06-17
   days on market $259,900 Active 55 DOM
3. 2026-06-16
   days on market $259,900 Active 54 DOM
4. 2026-06-15
   days on market $259,900 Active 53 DOM
5. 2026-06-14
   days on market $259,900 Active 51 DOM
6. 2026-06-13
   pricedays on market $259,900 Active 50 DOM
7. 2026-06-10
   days on market $269,000 Active 48 DOM
8. 2026-06-09
   days on market $269,000 Active 47 DOM
9. 2026-06-08
   days on market $269,000 Active 46 DOM
10. 2026-06-07
    days on market $269,000 Active 45 DOM
11. 2026-06-05
    days on market $269,000 Active 42 DOM
12. 2026-06-03
    days on market $269,000 Active 41 DOM
13. 2026-06-02
    days on market $269,000 Active 40 DOM
14. 2026-06-01
    days on market $269,000 Active 39 DOM
15. 2026-05-31
    days on market $269,000 Active 38 DOM
16. 2026-04-23
    listed $269,000 Active 825-char remark

ⓘ 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: $27,406
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$6,324
• − Depreciation: −$7,561
• Taxable loss: −$10,620
• Est. tax savings @ 24.0%: +$2,549
• After-tax cash flow: $-3,677/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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Old and worn, likely not functioning properly	Major	$15,000–50,000
Bathtub · Dated appearance, may need replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• 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 ↑

ⓘ 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

-3.4% since first listed

2 events — show timeline

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