663 William Hilton Pkwy #1321 · Hilton Head Island, SC 29928

$299,000

2 bd · 2.0 ba · 843 sqft · Condo · 221 Days on market

Built 1982 Good condition $355/sqft · at area comps Est $305k · at est.

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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 +8.4/15.0
• Cash flow +7.0/30.0
• Appreciation +6.6/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +1.2/10.0

Listing remarks MLS

Lovingly сarеd-fοr 2ΒR/2BA fully furnіѕhed villa with serene poοl vіews from the front porch. Villa features smooth ceilings, 2025 hot water tank and 2023 HVAC. Enjoy beach access via boardwalk or seasonal golf cart shuttle. Community amenities include indoor/outdoor pools, hot tub, sauna, steam room, fitness center, pickleball and tennis courts, grilling area, and on-site laundry. Secure gated entry with elevator access. Two restaurants open during vacation season. Perfect for relaxing coastal living or a vacation getaway!

Key facts

• Pool views
• Community amenities
• Beach access

Tags

• POOL VIEWS
• BEACH ACCESS
• COMMUNITY AMENITIES
• SECURE GATED ENTRY
• ELEVATOR ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/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 $290k (3.0% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.6% 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 $12k of equity ($2k loan paydown + $10k 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 221 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $299k implies a 382% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $263,120 (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 221 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. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 8.6

CMA / ARV

• ARV (median comp): $305,305
• List price: $299,000
• Delta: -2.07%
• 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: 2.6%
• Equity multiple: 1.15×
• Total profit: $12,834
• Equity at exit: $137,949

10-year hold

• IRR: 6.2%
• Equity multiple: 1.98×
• Total profit: $81,945
• Equity at exit: $215,362

Cash invested: $83,720 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,900 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-433

Break-even live

Break-even rent $3,449

Max offer price $236,293

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-330	+0% $-433	+5% $-537	+10% $-640
Rent	-10% $-662	-5% $-548	+0% $-433	+5% $-319	+10% $-204
Rate	-1.0pp $-283	-0.5pp $-357	base $-433	+0.5pp $-511	+1.0pp $-590

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: $74,750
• Closing costs: $8,970
• 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	22d	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	22d	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: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $299,000 Active 221 DOM
2. 2026-06-17
   days on market $299,000 Active 220 DOM
3. 2026-06-16
   days on market $299,000 Active 219 DOM
4. 2026-06-15
   days on market $299,000 Active 218 DOM
5. 2026-06-14
   days on market $299,000 Active 216 DOM
6. 2026-06-13
   days on market $299,000 Active 215 DOM
7. 2026-06-10
   days on market $299,000 Active 213 DOM
8. 2026-06-09
   days on market $299,000 Active 212 DOM
9. 2026-06-08
   days on market $299,000 Active 211 DOM
10. 2026-06-07
    days on market $299,000 Active 210 DOM
11. 2026-06-05
    days on market $299,000 Active 207 DOM
12. 2026-06-03
    days on market $299,000 Active 206 DOM
13. 2026-06-02
    days on market $299,000 Active 205 DOM
14. 2026-06-01
    days on market $299,000 Active 204 DOM
15. 2026-05-31
    days on market $299,000 Active 203 DOM
16. 2026-03-10
    status Active 550-char remark

    Show marketing remark (550 chars)

    Lovingly сarеd-fοr 2ΒR/2BA fully furnіѕhed villa with serene poοl vіews from the front porch. Villa features smooth ceilings, 2025 hot water tank and 2023 HVAC. Enjoy beach access via boardwalk or seasonal golf cart shuttle. Community amenities include indoor/outdoor pools, hot tub, sauna, steam room, fitness center, pickleball and tennis courts, grilling area, and on-site laundry. Secure gated entry with elevator access. Two restaurants open during vacation season. Perfect for relaxing coastal living or a vacation getaway!

17. 2026-03-08
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Lovingly сarеd-fοr 2ΒR/2BA fully furnіѕhed villa with serene poοl vіews from the front porch. Villa features smooth ceilings, 2025 hot water tank and 2023 HVAC. Enjoy beach access via boardwalk or seasonal golf cart shuttle. Community amenities include indoor/outdoor pools, hot tub, sauna, steam room, fitness center, pickleball and tennis courts, grilling area, and on-site laundry. Secure gated entry with elevator access. Two restaurants open during vacation season. Perfect for relaxing coastal living or a vacation getaway!

18. 2026-02-18
    price $299,000 550-char remark

    Show marketing remark (550 chars)

    Lovingly сarеd-fοr 2ΒR/2BA fully furnіѕhed villa with serene poοl vіews from the front porch. Villa features smooth ceilings, 2025 hot water tank and 2023 HVAC. Enjoy beach access via boardwalk or seasonal golf cart shuttle. Community amenities include indoor/outdoor pools, hot tub, sauna, steam room, fitness center, pickleball and tennis courts, grilling area, and on-site laundry. Secure gated entry with elevator access. Two restaurants open during vacation season. Perfect for relaxing coastal living or a vacation getaway!

19. 2025-11-08
    listed $315,000 Active 550-char remark

    Show marketing remark (550 chars)

    Lovingly сarеd-fοr 2ΒR/2BA fully furnіѕhed villa with serene poοl vіews from the front porch. Villa features smooth ceilings, 2025 hot water tank and 2023 HVAC. Enjoy beach access via boardwalk or seasonal golf cart shuttle. Community amenities include indoor/outdoor pools, hot tub, sauna, steam room, fitness center, pickleball and tennis courts, grilling area, and on-site laundry. Secure gated entry with elevator access. Two restaurants open during vacation season. Perfect for relaxing coastal living or a vacation getaway!

20. 2004-06-16
    soldstatus $62,000
21. 2004-02-15
    listed $73,000

ⓘ 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: $34,800
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$7,896
• − Depreciation: −$8,698
• Taxable loss: −$10,091
• Est. tax savings @ 24.0%: +$2,422
• After-tax cash flow: $-2,778/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 80/100 Cosmetic rehab

This well-maintained and updated condo is move-in ready with good curb appeal and community amenities. It offers a serene pool view and beach access, making it perfect for a relaxing coastal living or vacation getaway.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Updating the interior paint — Fresh paint can make the space feel new and inviting
• Both Reorganizing the living room furniture — Can make the space feel more open and functional
• Both Adding a smart thermostat — Can improve energy efficiency and comfort
• Both Upgrading the kitchen appliances — Can make the kitchen more functional and attractive

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Updating the interior paint — Fresh paint can make the space feel new and inviting ↑
• Both Reorganizing the living room furniture — Can make the space feel more open and functional ↑
• Both Adding a smart thermostat — Can improve energy efficiency and comfort ↑
• Both Upgrading the kitchen appliances — Can make the kitchen more functional and attractive ↑

ⓘ 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

+309.6% since first listed

6 events — show timeline

• 2026-03-10 Relisted — RSMLS
• 2026-03-08 Pending — RSMLS
• 2026-02-18 Price Changed $299,000 RSMLS
• 2025-11-08 Listed $315,000 RSMLS
• 2004-06-16 Sold (MLS) $62,000 RSMLS
• 2004-02-15 Listed $73,000 RSMLS