663 William Hilton Pkwy #4315 · Hilton Head Island, SC 29928

$245,000

2 bd · 2.0 ba · 831 sqft · Condo · 157 Days on market

Built 1982 Good condition $295/sqft · 18% below area Est $299k · 18% under

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Why this score? — see what drove the C 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 +12.0/30.0
• 1% rule +6.8/10.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks MLS

Welcome to Hilton Head Resort, where luxury meets leisure in one of the island's most sought-after properties. Enjoy year-round amenities including beach access with private volleyball courts, multiple pools (including indoor options), hot tubs, gym with indoor track, and outdoor tennis courts. Indulge in onsite dining at Coco's beachfront grill or grab a bite at the deli. This 2-bed/2-bath villa offers a well-appointed kitchen/living space, spacious bedrooms, and versatile living options whether you're living like a local or capitalizing on rental potential. Welcome home to endless possibilities on Hilton Head Island.

Key facts

• Indoor options
• Hot tubs
• Beach access

Tags

• BEACH ACCESS
• PRIVATE VOLLEYBALL COURTS
• MULTIPLE POOLS
• INDOOR OPTIONS
• HOT TUBS
• GYM WITH INDOOR TRACK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-59 ($-706/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $69k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $215,600 (12.0% 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 157 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. 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. 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: 1.18% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 7.0

CMA / ARV

• ARV (median comp): $298,693
• List price: $245,000
• Delta: -17.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.43×
• Total profit: $29,589
• Equity at exit: $113,035

10-year hold

• IRR: 10.3%
• Equity multiple: 2.59×
• Total profit: $108,882
• Equity at exit: $176,467

Cash invested: $68,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-59

Break-even live

Break-even rent $2,976

Max offer price $236,489

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $26	+0% $-59	+5% $-143	+10% $-228
Rent	-10% $-288	-5% $-173	+0% $-59	+5% $56	+10% $170
Rate	-1.0pp $65	-0.5pp $3	base $-59	+0.5pp $-122	+1.0pp $-187

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: $61,250
• Closing costs: $7,350
• 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	21d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	44d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	14d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	44d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	21d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	14d	2	1.45mi

HOA detail condo

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

Listing history 37 events

1. 2026-06-18
   days on market $245,000 Active 157 DOM
2. 2026-06-17
   days on market $245,000 Active 156 DOM
3. 2026-06-16
   days on market $245,000 Active 155 DOM
4. 2026-06-15
   days on market $245,000 Active 154 DOM
5. 2026-06-14
   days on market $245,000 Active 152 DOM
6. 2026-06-13
   pricedays on market $245,000 Active 151 DOM
7. 2026-06-10
   days on market $250,000 Active 149 DOM
8. 2026-06-09
   days on market $250,000 Active 148 DOM
9. 2026-06-08
   days on market $250,000 Active 147 DOM
10. 2026-06-07
    days on market $250,000 Active 146 DOM
11. 2026-06-05
    days on market $250,000 Active 143 DOM
12. 2026-06-03
    days on market $250,000 Active 142 DOM
13. 2026-06-02
    days on market $250,000 Active 141 DOM
14. 2026-06-01
    days on market $250,000 Active 140 DOM
15. 2026-05-31
    days on market $250,000 Active 139 DOM
16. 2026-02-23
    price $250,000 626-char remark

    Show marketing remark (654 chars)

    Welcome tο Hіlton Ηеad Resοrt, whеre luxury meets leisure іn οne of the island's most sought-after properties. Enjoy year-round amenities including beach access with private volleyball courts, multiple pools (including indoor options), hot tubs, gym with indoor track, and outdoor tennis courts. Indulge in onsite dining at Coco's beachfront grill or grab a bite at the deli. This 2-bed/2-bath villa offers a well-appointed kitchen/living space, spacious bedrooms, and versatile living options whether you're living like a local or capitalizing on rental potential. Welcome home to endless possibilities on Hilton Head Island.

17. 2026-02-23
    price $250,000 654-char remark

    Show marketing remark (654 chars)

    Welcome tο Hіlton Ηеad Resοrt, whеre luxury meets leisure іn οne of the island's most sought-after properties. Enjoy year-round amenities including beach access with private volleyball courts, multiple pools (including indoor options), hot tubs, gym with indoor track, and outdoor tennis courts. Indulge in onsite dining at Coco's beachfront grill or grab a bite at the deli. This 2-bed/2-bath villa offers a well-appointed kitchen/living space, spacious bedrooms, and versatile living options whether you're living like a local or capitalizing on rental potential. Welcome home to endless possibilities on Hilton Head Island.

18. 2026-01-26
    price $255,000 654-char remark

    Show marketing remark (626 chars)

    Welcome to Hilton Head Resort, where luxury meets leisure in one of the island's most sought-after properties. Enjoy year-round amenities including beach access with private volleyball courts, multiple pools (including indoor options), hot tubs, gym with indoor track, and outdoor tennis courts. Indulge in onsite dining at Coco's beachfront grill or grab a bite at the deli. This 2-bed/2-bath villa offers a well-appointed kitchen/living space, spacious bedrooms, and versatile living options whether you're living like a local or capitalizing on rental potential. Welcome home to endless possibilities on Hilton Head Island.

19. 2026-01-26
    price $255,000 626-char remark

    Show marketing remark (626 chars)

    Welcome to Hilton Head Resort, where luxury meets leisure in one of the island's most sought-after properties. Enjoy year-round amenities including beach access with private volleyball courts, multiple pools (including indoor options), hot tubs, gym with indoor track, and outdoor tennis courts. Indulge in onsite dining at Coco's beachfront grill or grab a bite at the deli. This 2-bed/2-bath villa offers a well-appointed kitchen/living space, spacious bedrooms, and versatile living options whether you're living like a local or capitalizing on rental potential. Welcome home to endless possibilities on Hilton Head Island.

20. 2026-01-12
    listed $260,000 Active 654-char remark

    Show marketing remark (626 chars)

    Welcome to Hilton Head Resort, where luxury meets leisure in one of the island's most sought-after properties. Enjoy year-round amenities including beach access with private volleyball courts, multiple pools (including indoor options), hot tubs, gym with indoor track, and outdoor tennis courts. Indulge in onsite dining at Coco's beachfront grill or grab a bite at the deli. This 2-bed/2-bath villa offers a well-appointed kitchen/living space, spacious bedrooms, and versatile living options whether you're living like a local or capitalizing on rental potential. Welcome home to endless possibilities on Hilton Head Island.

21. 2026-01-12
    listed $260,000 Active 626-char remark

    Show marketing remark (626 chars)

    Welcome to Hilton Head Resort, where luxury meets leisure in one of the island's most sought-after properties. Enjoy year-round amenities including beach access with private volleyball courts, multiple pools (including indoor options), hot tubs, gym with indoor track, and outdoor tennis courts. Indulge in onsite dining at Coco's beachfront grill or grab a bite at the deli. This 2-bed/2-bath villa offers a well-appointed kitchen/living space, spacious bedrooms, and versatile living options whether you're living like a local or capitalizing on rental potential. Welcome home to endless possibilities on Hilton Head Island.

22. 2024-10-03
    price $275,000
23. 2024-10-03
    price $275,000
24. 2024-07-03
    price $285,000
25. 2024-07-02
    price $285,000
26. 2024-06-07
    price $290,000
27. 2024-06-07
    price $290,000
28. 2024-05-11
    price $300,000
29. 2024-05-11
    price $300,000
30. 2024-04-08
    status Active
31. 2024-04-06
    listed $305,000 Active
32. 2024-04-01
    listed $305,000
33. 2023-09-20
    price $325,000
34. 2023-07-04
    status Active
35. 2023-06-30
    listed $330,000
36. 2021-05-20
    soldstatus $214,500
37. 2021-01-07
    listed $218,900

ⓘ 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: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$7,127
• Taxable loss: −$4,398
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $350/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is move-in ready with good condition throughout. It offers a good return on investment for both resale and rental purposes.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Improves the look and feel of the bathrooms.
• Both Installing new window treatments — Enhances the aesthetic and energy efficiency of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Improves the look and feel of the bathrooms. ↑
• Both Installing new window treatments — Enhances the aesthetic and energy efficiency of the home. ↑

ⓘ 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

+14.2% since first listed

22 events — show timeline

• 2026-02-23 Price Changed $250,000 LRMLS
• 2026-02-23 Price Changed $250,000 RSMLS
• 2026-01-26 Price Changed $255,000 RSMLS
• 2026-01-26 Price Changed $255,000 LRMLS
• 2026-01-12 Listed $260,000 RSMLS
• 2026-01-12 Listed $260,000 LRMLS
• 2024-10-03 Price Changed $275,000 LRMLS
• 2024-10-03 Price Changed $275,000 RSMLS
• 2024-07-03 Price Changed $285,000 LRMLS
• 2024-07-02 Price Changed $285,000 RSMLS
• 2024-06-07 Price Changed $290,000 LRMLS
• 2024-06-07 Price Changed $290,000 RSMLS
• 2024-05-11 Price Changed $300,000 LRMLS
• 2024-05-11 Price Changed $300,000 RSMLS
• 2024-04-08 Relisted — RSMLS
• 2024-04-06 Listed $305,000 LRMLS
• 2024-04-01 Listed $305,000 RSMLS
• 2023-09-20 Price Changed $325,000 RSMLS
• 2023-07-04 Relisted — RSMLS
• 2023-06-30 Listed $330,000 RSMLS
• 2021-05-20 Sold (MLS) $214,500 RSMLS
• 2021-01-07 Listed $218,900 RSMLS