400 Wm Hilton Pkwy #54 · Hilton Head Island, SC 29926

$274,990

3 bd · 2.5 ba · 1,269 sqft · Condo public records · 6 Days on market

Built 1978

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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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Least expensive 3BR villa on Hilton Head with long term tenants in place who want to stay. This is a fabulous investment opportunity for businesses looking for workforce housing. Centrally located on Hilton Head Island close to schools, shops, hospital and the beach. Possible owner financing with 20% down.

Key facts

• Deep sink
• Deluxe shower system
• Barn door

Tags

• DELUXE SHOWER SYSTEM
• BARN DOOR
• SPACE-SAVING POCKET DOOR
• NEW LVP
• DEEP SINK
• OPEN SHELVING

Property features AI

Finance

• Other: Pets allowed with restrictions and breed restrictions
• HOA & community: Association manages common areas and structure maintenance; Association provides insurance, pest control, trash and water; Association amenities include pool, tennis courts, pickleball and playground

Exterior

• Parking: Assigned parking
• Utilities: Public water
• Home design: 2-story property; Faces east
• Construction: Block and stucco construction; Asphalt roof
• Exterior features: Balcony; Courtyard; Patio; Community free-form pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Unfurnished; Built-in features; Ceiling fans; Smooth ceilings; Primary bedroom on upper level
• Laundry & utility: Washer; Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-50 ($-595/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 6.1% 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 soft (-0.2%/yr); 385 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $78k; list at $275k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,990

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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-55,854
• Equity at exit: $41,002

10-year hold

• IRR: -28.1%
• Equity multiple: -0.09×
• Total profit: $-84,079
• Equity at exit: $23,776

Cash invested: $76,997 (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 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 385
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,879 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$115
• HOA est. from 4 same-building comps: −$588
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-50

Break-even live

Break-even rent $2,942

Max offer price $266,224

Occupancy floor 97%

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: $68,748
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 William Hilton Pkwy Hilton Head Island, SC	2.0	1.5	1161	$2,000	$1.72	43d	1	0.02mi
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$3,481	$2.96	13d	9	0.19mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	20d	2	0.27mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	2	0.27mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	0.29mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	13d	1	1.02mi
45 Folly Field Rd Unit 1316251P Hilton Head Island, SC	2.0	2.0	1194	$4,182	$3.50	20d	1	1.21mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	1.30mi
85 Folly Field Rd Unit 1316236P Hilton Head Island, SC	2.0	2.5	1194	$3,602	$3.02	13d	1	1.45mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-18
   days on market $274,990 Active 6 DOM
2. 2026-06-17
   days on market $274,990 Active 5 DOM
3. 2026-06-16
   days on market $274,990 Active 4 DOM
4. 2026-06-15
   days on market $274,990 Active 3 DOM
5. 2026-06-13
   remarks 679-char remark
6. 2026-06-13
   listed $274,990 Active 1 DOM

ⓘ 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.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,548
• − Mortgage interest: −$15,404
• − Property taxes: −$2,153
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − HOA: −$7,056
• − Depreciation: −$8,000
• Taxable loss: −$4,967
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $597/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): 24,458
• Household income: $97,948
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 562.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -98.89%
• Current HPI: 271.4783
• Rent YoY: ▼ -0.16%
• 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

+300.0% since first listed

18 events — show timeline

• 2026-06-12 Listed $274,990 RSMLS
• 2018-11-07 Sold (Public Records) $77,703 Public Records
• 2018-11-01 Sold (MLS) $115,000 RSMLS
• 2018-04-16 Listed $119,000 RSMLS
• 2012-09-06 Sold (Public Records) $32,000 Public Records
• 2012-09-04 Sold (MLS) $32,000 RSMLS
• 2012-07-18 Listed $29,900 RSMLS
• 2012-02-29 Sold (MLS) $13,500 RSMLS
• 2012-01-20 Listed $18,000 RSMLS
• 2011-08-01 Sold (Public Records) $226,105 Public Records
• 2007-06-01 Sold (Public Records) $105,000 Public Records
• 2007-05-30 Sold (MLS) $105,000 RSMLS
• 2007-04-30 Listed $150,000 RSMLS
• 2004-04-16 Sold (Public Records) $55,000 Public Records
• 1996-07-01 Sold (Public Records) $39,000 Public Records
• 1993-09-01 Sold (Public Records) $23,000 Public Records
• 1990-04-27 Sold (Public Records) $76,000 Public Records
• 1983-07-01 Sold (Public Records) $68,750 Public Records

Property tax history

+14.9%/yr

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