663 William Hilton Pkwy #3317 · Hilton Head Island, SC 29928

$270,000

2 bd · 2.0 ba · 831 sqft · Condo · 23 Days on market

Built 1982 Good condition

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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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

Key facts

• Fitness center
• Oceanfront tiki bar
• Direct beach access

Tags

• FULL SIZE KITCHEN
• TANKLESS WATER HEATER
• GATED OCEANFRONT COMMUNITY
• DIRECT BEACH ACCESS
• OCEANFRONT TIKI BAR
• FITNESS CENTER

Property features AI

Finance

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

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard
• Utilities: Public water
• Home design: Condominium / multi-unit property
• Construction: Asphalt roof; Board-and-batten siding; Block construction; Stucco exterior
• Exterior features: Outdoor shower; Has a view; Community pool with solar heat

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Furnished; Ceiling fans; Smooth ceilings
• Laundry & utility: Common area laundry; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.3% vs local median 2.9% 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); 846 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $11k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $265,950 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 7.8

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: 5.0%
• Equity multiple: 1.29×
• Total profit: $21,872
• Equity at exit: $124,569

10-year hold

• IRR: 8.2%
• Equity multiple: 2.28×
• Total profit: $96,498
• Equity at exit: $194,474

Cash invested: $75,600 (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: 846
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-232

Break-even live

Break-even rent $3,195

Max offer price $236,489

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-138	+0% $-232	+5% $-325	+10% $-418
Rent	-10% $-461	-5% $-346	+0% $-232	+5% $-117	+10% $-2
Rate	-1.0pp $-96	-0.5pp $-163	base $-232	+0.5pp $-302	+1.0pp $-373

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	23d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	46d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	15d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	46d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	23d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	15d	2	1.45mi

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. 2026-06-21
   days on market $270,000 Active 23 DOM
2. 2026-06-18
   days on market $270,000 Active 20 DOM
3. 2026-06-17
   days on market $270,000 Active 19 DOM
4. 2026-06-16
   days on market $270,000 Active 18 DOM
5. 2026-06-15
   days on market $270,000 Active 17 DOM
6. 2026-06-14
   days on market $270,000 Active 15 DOM
7. 2026-06-13
   days on market $270,000 Active 14 DOM
8. 2026-06-10
   days on market $270,000 Active 12 DOM
9. 2026-06-09
   days on market $270,000 Active 11 DOM
10. 2026-06-08
    days on market $270,000 Active 10 DOM
11. 2026-06-07
    days on market $270,000 Active 9 DOM
12. 2026-06-05
    days on market $270,000 Active 6 DOM
13. 2026-06-03
    days on market $270,000 Active 5 DOM
14. 2026-06-02
    days on market $270,000 Active 4 DOM
15. 2026-06-01
    days on market $270,000 Active 3 DOM
16. 2026-05-31
    days on market $270,000 Active 2 DOM
17. 2026-05-29
    listed $270,000 Active
18. 2026-02-26
    soldstatus $240,000 Closed 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

19. 2026-02-26
    soldstatus $240,000 Closed 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

20. 2026-02-09
    status Pending 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

21. 2026-02-04
    status Pending 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

22. 2026-01-20
    price $275,000 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

23. 2025-09-08
    price $289,000 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

24. 2025-08-02
    listed $299,999 Active 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

25. 2025-07-18
    listed $275,000 Active 819-char remark

    Show marketing remark (819 chars)

    Priced to sell and won't last long! This turnkey 2-bedroom, 2-bath villa in the highly desirable Hilton Head Resort is fully furnished, rental-ready. Located mid-island, this property offers convenient access to shopping, dining, golf, and everything Hilton Head has to offer. Enjoy resort-style living with access to indoor and outdoor pools, hot tub, sauna, fitness center, tennis, pickleball, and a private boardwalk that leads directly to the beach. There's even an oceanfront restaurant and tiki bar, plus a deli and seasonal shuttle service. With 24-hour gated security and rental management already in place, this is an investors dream. Whether you're looking for a cash-flowing vacation property or a personal coastal getaway, this is your rare chance to own a beach villa on Hilton Head Island for under $300K.

26. 2019-05-30
    soldstatus $186,500
27. 2019-02-01
    listed $193,875
28. 2018-10-04
    listed $90,000
29. 2004-08-31
    soldstatus $48,600
30. 2003-10-24
    listed $49,900

ⓘ 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: $34,820
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$7,855
• Taxable loss: −$7,026
• Est. tax savings @ 24.0%: +$1,686
• After-tax cash flow: $-1,093/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 80/100 Cosmetic rehab

This 2-bedroom, 2-bath condo in Hilton Head Resort is in good condition with modern amenities and a prime location. It is well-suited for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Upgrading the flooring — Hardwood floors are durable and can increase both resale and rental value
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value
• Both Upgrading the bathroom fixtures — Updated fixtures can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Upgrading the flooring — Hardwood floors are durable and can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value ↑
• Both Upgrading the bathroom fixtures — Updated fixtures can increase both resale and rental value ↑

ⓘ 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

+441.1% since first listed

14 events — show timeline

• 2026-05-29 Listed $270,000 RSMLS
• 2026-02-26 Sold (MLS) $240,000 RSMLS
• 2026-02-26 Sold (MLS) $240,000 LRMLS
• 2026-02-09 Pending — LRMLS
• 2026-02-04 Pending — RSMLS
• 2026-01-20 Price Changed $275,000 RSMLS
• 2025-09-08 Price Changed $289,000 RSMLS
• 2025-08-02 Listed $299,999 RSMLS
• 2025-07-18 Listed $275,000 LRMLS
• 2019-05-30 Sold (MLS) $186,500 RSMLS
• 2019-02-01 Listed $193,875 RSMLS
• 2018-10-04 Listed $90,000 RSMLS
• 2004-08-31 Sold (MLS) $48,600 RSMLS
• 2003-10-24 Listed $49,900 RSMLS