663 William Hilton Pkwy #4227 · Hilton Head Island, SC 29928

$289,000

2 bd · 2.0 ba · 831 sqft · Condo public records · 128 Days on market

Built 1982 $348/sqft · at area comps Est $291k · 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).

• Cash flow +9.7/30.0
• ARV discount +7.9/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome tο Unit 4227 аt Hіltοn Head Rеѕort, a beautifully remodeled сοastal getaway and exceptional investment opportunity. Designed with coastal decor and modern finishes, this stunning condo features luxury vinyl plank flooring and tiled bathrooms, offering durability, style, and a relaxed beach inspired feel throughout. Every detail has been thoughtfully completed so there is truly nothing the new owners will need to do. A true rental machine, the property boasts a proven rental history ranging from $33,000 to $54,000 annually over the past five years, demonstrating strong and consistent income potential. Sold fully furnished with upcoming rentals already on the books, this is a seamless turnkey opportunity ready for immediate enjoyment and revenue from day one. Hilton Head Resort is a popular destination for vacationers thanks to its extensive amenities including indoor and outdoor pools, a private boardwalk to the beach, tennis courts, fitness center, on site dining, and 24 hour security. Its centrally located position on the island makes it easy to enjoy everything Hilton Head has to offer, from beaches and golf to shopping, dining, and entertainment. With its beautiful updates, proven rental performance, and true turnkey condition, Unit 4227 stands out as a compelling opportunity for buyers seeking both lifestyle and investment value on Hilton Head Island.

Key facts

• Tiled bathrooms
• Fully furnished
• Turnkey opportunity

Tags

• REMODELED COASTAL GETAWAY
• LUXURY VINYL PLANK FLOORING
• TILED BATHROOMS
• PROVEN RENTAL HISTORY
• FULLY FURNISHED
• TURNKEY OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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 21d 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $56k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $289k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $254,320 (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 128 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: 1.00% ✓
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 8.3

CMA / ARV

• ARV (median comp): $291,353
• List price: $289,000
• Delta: -0.81%
• 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: 5.7%
• Equity multiple: 1.33×
• Total profit: $26,810
• Equity at exit: $133,335

10-year hold

• IRR: 8.8%
• Equity multiple: 2.36×
• Total profit: $110,111
• Equity at exit: $208,159

Cash invested: $80,920 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$120
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-192

Break-even live

Break-even rent $3,144

Max offer price $255,147

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: $72,250
• Closing costs: $8,670
• 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	20d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	43d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	20d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	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 24 events

1. 2026-06-18
   days on market $289,000 Active 128 DOM
2. 2026-06-17
   days on market $289,000 Active 127 DOM
3. 2026-06-16
   days on market $289,000 Active 126 DOM
4. 2026-06-15
   days on market $289,000 Active 125 DOM
5. 2026-06-14
   days on market $289,000 Active 123 DOM
6. 2026-06-13
   days on market $289,000 Active 122 DOM
7. 2026-06-10
   days on market $289,000 Active 120 DOM
8. 2026-06-09
   days on market $289,000 Active 119 DOM
9. 2026-06-08
   days on market $289,000 Active 118 DOM
10. 2026-06-07
    days on market $289,000 Active 117 DOM
11. 2026-06-05
    days on market $289,000 Active 114 DOM
12. 2026-06-03
    days on market $289,000 Active 113 DOM
13. 2026-06-02
    days on market $289,000 Active 112 DOM
14. 2026-06-01
    days on market $289,000 Active 111 DOM
15. 2026-05-31
    days on market $289,000 Active 110 DOM
16. 2026-05-12
    price $289,000 1409-char remark

    Show marketing remark (1409 chars)

    Welcome tο Unit 4227 аt Hіltοn Head Rеѕort, a beautifully remodeled сοastal getaway and exceptional investment opportunity. Designed with coastal decor and modern finishes, this stunning condo features luxury vinyl plank flooring and tiled bathrooms, offering durability, style, and a relaxed beach inspired feel throughout. Every detail has been thoughtfully completed so there is truly nothing the new owners will need to do. A true rental machine, the property boasts a proven rental history ranging from $33,000 to $54,000 annually over the past five years, demonstrating strong and consistent income potential. Sold fully furnished with upcoming rentals already on the books, this is a seamless turnkey opportunity ready for immediate enjoyment and revenue from day one. Hilton Head Resort is a popular destination for vacationers thanks to its extensive amenities including indoor and outdoor pools, a private boardwalk to the beach, tennis courts, fitness center, on site dining, and 24 hour security. Its centrally located position on the island makes it easy to enjoy everything Hilton Head has to offer, from beaches and golf to shopping, dining, and entertainment. With its beautiful updates, proven rental performance, and true turnkey condition, Unit 4227 stands out as a compelling opportunity for buyers seeking both lifestyle and investment value on Hilton Head Island.

17. 2026-04-28
    price $299,000 1409-char remark

    Show marketing remark (1409 chars)

    Welcome tο Unit 4227 аt Hіltοn Head Rеѕort, a beautifully remodeled сοastal getaway and exceptional investment opportunity. Designed with coastal decor and modern finishes, this stunning condo features luxury vinyl plank flooring and tiled bathrooms, offering durability, style, and a relaxed beach inspired feel throughout. Every detail has been thoughtfully completed so there is truly nothing the new owners will need to do. A true rental machine, the property boasts a proven rental history ranging from $33,000 to $54,000 annually over the past five years, demonstrating strong and consistent income potential. Sold fully furnished with upcoming rentals already on the books, this is a seamless turnkey opportunity ready for immediate enjoyment and revenue from day one. Hilton Head Resort is a popular destination for vacationers thanks to its extensive amenities including indoor and outdoor pools, a private boardwalk to the beach, tennis courts, fitness center, on site dining, and 24 hour security. Its centrally located position on the island makes it easy to enjoy everything Hilton Head has to offer, from beaches and golf to shopping, dining, and entertainment. With its beautiful updates, proven rental performance, and true turnkey condition, Unit 4227 stands out as a compelling opportunity for buyers seeking both lifestyle and investment value on Hilton Head Island.

18. 2026-04-16
    price $325,000 1409-char remark

    Show marketing remark (1409 chars)

    Welcome tο Unit 4227 аt Hіltοn Head Rеѕort, a beautifully remodeled сοastal getaway and exceptional investment opportunity. Designed with coastal decor and modern finishes, this stunning condo features luxury vinyl plank flooring and tiled bathrooms, offering durability, style, and a relaxed beach inspired feel throughout. Every detail has been thoughtfully completed so there is truly nothing the new owners will need to do. A true rental machine, the property boasts a proven rental history ranging from $33,000 to $54,000 annually over the past five years, demonstrating strong and consistent income potential. Sold fully furnished with upcoming rentals already on the books, this is a seamless turnkey opportunity ready for immediate enjoyment and revenue from day one. Hilton Head Resort is a popular destination for vacationers thanks to its extensive amenities including indoor and outdoor pools, a private boardwalk to the beach, tennis courts, fitness center, on site dining, and 24 hour security. Its centrally located position on the island makes it easy to enjoy everything Hilton Head has to offer, from beaches and golf to shopping, dining, and entertainment. With its beautiful updates, proven rental performance, and true turnkey condition, Unit 4227 stands out as a compelling opportunity for buyers seeking both lifestyle and investment value on Hilton Head Island.

19. 2026-03-05
    price $339,000 1409-char remark

    Show marketing remark (1409 chars)

    Welcome tο Unit 4227 аt Hіltοn Head Rеѕort, a beautifully remodeled сοastal getaway and exceptional investment opportunity. Designed with coastal decor and modern finishes, this stunning condo features luxury vinyl plank flooring and tiled bathrooms, offering durability, style, and a relaxed beach inspired feel throughout. Every detail has been thoughtfully completed so there is truly nothing the new owners will need to do. A true rental machine, the property boasts a proven rental history ranging from $33,000 to $54,000 annually over the past five years, demonstrating strong and consistent income potential. Sold fully furnished with upcoming rentals already on the books, this is a seamless turnkey opportunity ready for immediate enjoyment and revenue from day one. Hilton Head Resort is a popular destination for vacationers thanks to its extensive amenities including indoor and outdoor pools, a private boardwalk to the beach, tennis courts, fitness center, on site dining, and 24 hour security. Its centrally located position on the island makes it easy to enjoy everything Hilton Head has to offer, from beaches and golf to shopping, dining, and entertainment. With its beautiful updates, proven rental performance, and true turnkey condition, Unit 4227 stands out as a compelling opportunity for buyers seeking both lifestyle and investment value on Hilton Head Island.

20. 2026-02-11
    listed $345,000 Active 1409-char remark

    Show marketing remark (1409 chars)

    Welcome tο Unit 4227 аt Hіltοn Head Rеѕort, a beautifully remodeled сοastal getaway and exceptional investment opportunity. Designed with coastal decor and modern finishes, this stunning condo features luxury vinyl plank flooring and tiled bathrooms, offering durability, style, and a relaxed beach inspired feel throughout. Every detail has been thoughtfully completed so there is truly nothing the new owners will need to do. A true rental machine, the property boasts a proven rental history ranging from $33,000 to $54,000 annually over the past five years, demonstrating strong and consistent income potential. Sold fully furnished with upcoming rentals already on the books, this is a seamless turnkey opportunity ready for immediate enjoyment and revenue from day one. Hilton Head Resort is a popular destination for vacationers thanks to its extensive amenities including indoor and outdoor pools, a private boardwalk to the beach, tennis courts, fitness center, on site dining, and 24 hour security. Its centrally located position on the island makes it easy to enjoy everything Hilton Head has to offer, from beaches and golf to shopping, dining, and entertainment. With its beautiful updates, proven rental performance, and true turnkey condition, Unit 4227 stands out as a compelling opportunity for buyers seeking both lifestyle and investment value on Hilton Head Island.

21. 2020-07-07
    soldstatus $122,500
22. 2020-06-26
    soldstatus $122,500 472-char remark

    Show marketing remark (472 chars)

    Wow! Here's a pristine, original owner unit in amazing original condition with a few useful updates. Used only as a 2nd home in the winter since it was built and purchased in 1983! 2yo water heater, newer dishwasher, great view of the tennis courts, close to the elevators and laundry facilities. So well cared for you could move in and start using it immediately after closing! This can be the beginnings of your own family beach getaway for a lifetime of great memories!

23. 2020-03-06
    listed $129,900 472-char remark

    Show marketing remark (472 chars)

    Wow! Here's a pristine, original owner unit in amazing original condition with a few useful updates. Used only as a 2nd home in the winter since it was built and purchased in 1983! 2yo water heater, newer dishwasher, great view of the tennis courts, close to the elevators and laundry facilities. So well cared for you could move in and start using it immediately after closing! This can be the beginnings of your own family beach getaway for a lifetime of great memories!

24. 1983-06-01
    soldstatus $69,900

ⓘ 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: $2,280 · $190/mo
• Projected year-2 tax: $2,280 · $190/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: $34,820
• − Mortgage interest: −$16,188
• − Property taxes: −$2,280
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$8,407
• Taxable loss: −$6,968
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $-627/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

+313.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $289,000 RSMLS
• 2026-04-28 Price Changed $299,000 RSMLS
• 2026-04-16 Price Changed $325,000 RSMLS
• 2026-03-05 Price Changed $339,000 RSMLS
• 2026-02-11 Listed $345,000 RSMLS
• 2020-07-07 Sold (Public Records) $122,500 Public Records
• 2020-06-26 Sold (MLS) $122,500 RSMLS
• 2020-03-06 Listed $129,900 RSMLS
• 1983-06-01 Sold (Public Records) $69,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,280 · +1.5% YoY. Source: county tax records.