663 William Hilton Pkwy #2121 · Hilton Head Island, SC 29928

$295,000

2 bd · 2.0 ba · 843 sqft · Condo public records · 35 Days on market

Built 1982 $350/sqft · 10% below area Est $327k · 10% 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 +11.9/15.0
• Cash flow +8.4/30.0
• Appreciation +6.6/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

2 bed 2 bath villa with a wonderful view of the lagoon and fountains. Upgraded pergo floors and kitchen counter tops! Just a short walk to the beach! March-November 2006 rent is $1,200 a month. Purchaser to assume all remaining assessments.

Key facts

• Hot tub
• Sauna
• Total remodel

Tags

• UPDATED BEACH CONDO
• TOTAL REMODEL
• GRANITE COUNTERTOPS
• INDOOR POOL
• HOT TUB
• SAUNA

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: HOA covers association management, common areas, cable TV, flood insurance, internet, grounds maintenance, structure maintenance, pest control, pool(s), reserve fund, sewer, tennis courts, trash, and water; Community amenities include beach access/rights, fitness center, barbecue area, pickleball, pool, guard, and tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard; Fire alarm
• Utilities: Public water
• Home design: Faces west
• Construction: Built-up / flat / tar & gravel roof
• Exterior features: Balcony; Patio; Hot tub / spa; Community pool with solar heating; Waterfront property

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Main level primary bedroom
• Flooring: Carpet; Engineered hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Electric cooling
• Interior features: Furnished; Bookcases; Ceiling fans; Main level primary; New paint; Cable TV; Eat-in kitchen
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/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 $284k (3.8% below list).
• Recommended offer: $284k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 35% 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 $12k of equity ($2k loan paydown + $9k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y 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.
• Current owner paid $175k; list at $295k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $283,671 (3.8% 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 35 days. Have you received any prior offers? Is the seller open to a 4% 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: 0.96% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 8.7

CMA / ARV

• ARV (median comp): $326,944
• List price: $295,000
• Delta: -9.77%
• 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: 4.7%
• Equity multiple: 1.28×
• Total profit: $22,815
• Equity at exit: $136,103

10-year hold

• IRR: 8.0%
• Equity multiple: 2.24×
• Total profit: $102,436
• Equity at exit: $212,481

Cash invested: $82,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$123
• HOA est. from 8 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-266

Break-even live

Break-even rent $3,174

Max offer price $247,952

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	43d	1	0.03mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	21d	1	0.26mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.57mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	1.47mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $295,000 Active 35 DOM
2. 2026-06-17
   days on market $295,000 Active 34 DOM
3. 2026-06-16
   days on market $295,000 Active 33 DOM
4. 2026-06-15
   days on market $295,000 Active 32 DOM
5. 2026-06-14
   days on market $295,000 Active 30 DOM
6. 2026-06-13
   days on market $295,000 Active 29 DOM
7. 2026-06-10
   days on market $295,000 Active 27 DOM
8. 2026-06-09
   days on market $295,000 Active 26 DOM
9. 2026-06-08
   days on market $295,000 Active 25 DOM
10. 2026-06-07
    days on market $295,000 Active 24 DOM
11. 2026-06-05
    days on market $295,000 Active 21 DOM
12. 2026-06-03
    days on market $295,000 Active 20 DOM
13. 2026-06-02
    days on market $295,000 Active 19 DOM
14. 2026-06-01
    days on market $295,000 Active 18 DOM
15. 2026-05-31
    days on market $295,000 Active 17 DOM
16. 2026-05-30
    days on market $295,000 Active 16 DOM
17. 2026-05-14
    listed $295,000 Active 1004-char remark
18. 2026-04-29
    listed $2,200
19. 2026-04-28
    historical $2,200
20. 2026-03-30
    listed $2,200
21. 2026-03-06
    historical $2,200
22. 2025-12-05
    listed $2,200
23. 2025-02-10
    historical $2,200
24. 2025-01-19
    price $2,200
25. 2024-12-11
    price $2,000
26. 2024-11-29
    listed $2,200
27. 2024-11-07
    historical $2,200
28. 2024-10-06
    listed $2,200
29. 2023-11-09
    historical $2,200
30. 2023-08-29
    price $2,200
31. 2023-08-17
    listed $2,300
32. 2023-08-13
    historical $2,500
33. 2023-07-30
    price $2,500
34. 2023-07-27
    price $2,400
35. 2023-07-21
    price $2,700
36. 2023-07-19
    listed $2,400
37. 2022-08-10
    price $2,400
38. 2006-08-23
    soldstatus $175,000
39. 2006-08-18
    soldstatus $175,000 240-char remark

    Show marketing remark (240 chars)

    2 bed 2 bath villa with a wonderful view of the lagoon and fountains. Upgraded pergo floors and kitchen counter tops! Just a short walk to the beach! March-November 2006 rent is $1,200 a month. Purchaser to assume all remaining assessments.

40. 2005-10-11
    listed $179,000 240-char remark

    Show marketing remark (240 chars)

    2 bed 2 bath villa with a wonderful view of the lagoon and fountains. Upgraded pergo floors and kitchen counter tops! Just a short walk to the beach! March-November 2006 rent is $1,200 a month. Purchaser to assume all remaining assessments.

41. 2005-07-08
    soldstatus $129,000

    Show marketing remark (80 chars)

    Actual regime is $ 328. Buyer to assume assessment $ 46 per month through 12/05

42. 2005-05-23
    soldstatus $137,450
43. 2005-03-29
    listed $139,900

    Show marketing remark (80 chars)

    Actual regime is $ 328. Buyer to assume assessment $ 46 per month through 12/05

44. 2004-10-11
    soldstatus $69,000
45. 2004-09-30
    soldstatus $69,000
46. 2004-08-23
    listed $69,900
47. 2003-06-24
    soldstatus $55,000
48. 2003-05-23
    soldstatus $55,000
49. 2003-04-22
    listed $55,000
50. 2000-05-30
    soldstatus $48,500

ⓘ 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: $2,153 · $179/mo
• Projected year-2 tax: $2,153 · $179/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: $34,041
• − Mortgage interest: −$16,525
• − Property taxes: −$2,153
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$7,896
• − Depreciation: −$8,582
• Taxable loss: −$8,036
• Est. tax savings @ 24.0%: +$1,929
• After-tax cash flow: $-1,267/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

+341.0% since first listed

37 events — show timeline

• 2026-05-14 Listed $295,000 RSMLS
• 2026-04-29 Listed for Rent $2,200 TURBOTENANT
• 2026-04-28 Rental Removed $2,200 TURBOTENANT
• 2026-03-30 Listed for Rent $2,200 TURBOTENANT
• 2026-03-06 Rental Removed $2,200 TURBOTENANT
• 2025-12-05 Listed for Rent $2,200 TURBOTENANT
• 2025-02-10 Rental Removed $2,200 TURBOTENANT
• 2025-01-19 Price Changed $2,200 TURBOTENANT
• 2024-12-11 Price Changed $2,000 TURBOTENANT
• 2024-11-29 Listed for Rent $2,200 TURBOTENANT
• 2024-11-07 Rental Removed $2,200 TURBOTENANT
• 2024-10-06 Listed for Rent $2,200 TURBOTENANT
• 2023-11-09 Rental Removed $2,200 TURBOTENANT
• 2023-08-29 Price Changed $2,200 TURBOTENANT
• 2023-08-17 Listed for Rent $2,300 TURBOTENANT
• 2023-08-13 Rental Removed $2,500 TURBOTENANT
• 2023-07-30 Price Changed $2,500 TURBOTENANT
• 2023-07-27 Price Changed $2,400 TURBOTENANT
• 2023-07-21 Price Changed $2,700 TURBOTENANT
• 2023-07-19 Listed for Rent $2,400 TURBOTENANT
• 2022-08-10 Price Changed $2,400 TURBOTENANT
• 2006-08-23 Sold (Public Records) $175,000 Public Records
• 2006-08-18 Sold (MLS) $175,000 RSMLS
• 2005-10-11 Listed $179,000 RSMLS
• 2005-07-08 Sold (MLS) $129,000 RSMLS
• 2005-05-23 Sold (Public Records) $137,450 Public Records
• 2005-03-29 Listed $139,900 RSMLS
• 2004-10-11 Sold (Public Records) $69,000 Public Records
• 2004-09-30 Sold (MLS) $69,000 RSMLS
• 2004-08-23 Listed $69,900 RSMLS
• 2003-06-24 Sold (Public Records) $55,000 Public Records
• 2003-05-23 Sold (MLS) $55,000 RSMLS
• 2003-04-22 Listed $55,000 RSMLS
• 2000-05-30 Sold (Public Records) $48,500 Public Records
• 1999-07-23 Sold (Public Records) $23,750 Public Records
• 1990-03-22 Sold (Public Records) $395,000 Public Records
• 1983-04-01 Sold (Public Records) $66,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,153 · +1.5% YoY. Source: county tax records.