Fully Furnished Beach
For Sale
$599,900
42 S Forest Beach Dr #3031, Hilton Head Island, SC 29928
Updated coastal villa with outdoor entertaining areas, community pools, and beach access across the street.
Property Size1,600 SF
Price / SF$374.94
Days on Market18
Property Features for 42 S Forest Beach Dr #3031
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA
Multifamily Units
1
Additional Details
Furnished
Yes
Amenities
private deck
covered balcony
swimming pools
cabana
Building Details
Year Built
1972
Listing Agency:
William Raveis - Carolina LLC
(843) 837-7773
Listed By:
Michael Broadhurst · License #4130
(843) 837-7773
Source:
Thebroadhurstgroup
Added: Aug 12
Changed: Aug 29
Last Checked: Aug 29 at 4:30PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of William Raveis - Carolina LLC
Investment Insights
Based on property information with market context.
This fully furnished villa offers 1,600 square feet with three bedrooms and two bathrooms across two levels. The main floor combines living and dining areas with updated flooring and beadboard ceilings, while the renovated kitchen includes quartz countertops, coastal cabinetry, a backsplash, and stainless steel appliances. Outdoor features include a private deck with a grill and an upper-level covered balcony adjoining the primary bedroom. Both bathrooms have been updated, and recent improvements include HVAC installed in 2025, a hot water heater and refrigerator added in 2024, plus a new dishwasher, washing machine, dryer, and grill.
The property is located across the street from the beach, with access to Seascape’s cabana and two community swimming pools. Celebration Park, Coligny’s restaurants, shopping, and entertainment, along with nearby leisure paths, are also within the surrounding area. The villa is positioned for use as a getaway, second home, or vacation rental investment.
The property is located across the street from the beach, with access to Seascape’s cabana and two community swimming pools. Celebration Park, Coligny’s restaurants, shopping, and entertainment, along with nearby leisure paths, are also within the surrounding area. The villa is positioned for use as a getaway, second home, or vacation rental investment.
Key Highlights
- 1,600 SF villa with 3 bedrooms and 2 bathrooms
- Fully furnished with coastal furnishings and decor
- Beach access across the street through Seascape’s cabana
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,054
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.84%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$341,080
$341.1K
Cap Rate 7%
$243,629
$243.6K
Cap Rate 9%
$189,489
$189.5K
Market Conditions
NOI Build-Up for 1,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$32.6K $20.40/SF
− Vacancy
−$1.6K −$1.02/SF
EGI
$31.0K $19.38/SF
− OpEx
−$14.0K −$8.72/SF
NOI
$17.1K $10.66/SF
Area
Beaufort County, SC
Vacancy
5.00%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$341,080
Cap Rate 7%
$243,629
Cap Rate 9%
$189,489
Alternative Uses
Best Use
Apartment 5plus
$243.6K
$213.2K – $284.2K
NOI $17,054 @ 7.0% cap · market cap 2.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$482.7K
$422.4K – $563.2K
NOI $33,792 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 29928, SC
15,538
Population
19,204
Households
0.8
Avg Household Size
63
Median Age
63%
College-Educated
98%
High-School Grad
20.7 sq mi
ZIP Area
751
Density / Sq Mi
$97,979
Median Household Income
$46,798
Median Earnings
$1,806
Median Rent
$776,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Updated coastal villa with outdoor entertaining areas, community pools, and beach access across the street.
Where is this short term rental property located?
The property is located at 42 S Forest Beach Dr #3031 Hilton Head Island, SC.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 1,600 SF villa with 3 bedrooms and 2 bathrooms; Fully furnished with coastal furnishings and decor; Beach access across the street through Seascape’s cabana
