663 William Hilton Pkwy #2319 · Hilton Head Island, SC 29928

$255,000

2 bd · 2.0 ba · 843 sqft · Condo public records · 174 Days on market

Built 1982 Good condition $302/sqft · 21% below area Est $323k · 21% under $685/mo HOA · 24% of rent

---

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 +10.2/30.0
• Appreciation +6.6/10.0
• 1% rule +6.1/10.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.9/10.0

Listing remarks MLS

Welcome tο Unit 2319 аt Hіltοn Head Rеѕort, 2 bedroom/ 2 bath ocean-οrіented condo offering a coastal retreat and fantastic investment opportunity. This inviting condo features stylish updates and a comfortable beach inspired design, creating a space that guests love and owners can enjoy year round. Thoughtfully cared for and move in ready, it offers an easy ownership experience from day one. This condo offers proven rental history along with tasteful coastal updates that enhance both comfort and appeal. Thoughtfully decorated and well maintained, it attracts repeat guests and provides consistent income potential. Sold fully furnished, it is ready for immediate enjoyment while continuing to generate rental revenue from day one. Hilton Head Resort is a favorite destination for vacationers thanks to its extensive amenities. Enjoy top-notch resort amenities, including two outdoor pools, an indoor pool with a hot tub and sauna, a fitness center, six tennis/pickleball courts, and a picnic/grill area. Its centrally located position on the island provides convenient access to beaches, golf, shopping, dining, and entertainment. With its desirable Building Two location, strong rental appeal, and turnkey condition, Unit 2319 presents a wonderful opportunity to own on Hilton Head Island at an attractive value point.

Key facts

• Fitness center
• Two outdoor pools
• Fully furnished

Tags

• PROVEN RENTAL HISTORY
• FULLY FURNISHED
• TWO OUTDOOR POOLS
• INDOOR POOL WITH HOT TUB
• FITNESS CENTER
• SIX TENNIS PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (10.1% below list).
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 2.3% 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); 1004 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• 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.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $34k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $224,400 (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 174 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: 1.11% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 7.5

CMA / ARV

• ARV (median comp): $323,457
• List price: $255,000
• Delta: -21.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
663 William Hilton Pkwy #1421	0.00mi	2/2.0	843 (0%)	1mo	$270,000	$320	99
663 William Hilton Pkwy #1322	0.13mi	2/2.0	843 (0%)	2mo	$290,000	$344	92
663 William Hilton Pkwy #4221	0.13mi	2/2.0	831 (-1%)	0mo	$265,000	$319	91
663 William Hilton Pkwy #4319	0.13mi	2/2.0	831 (-1%)	1mo	$255,000	$307	91
663 William Hilton Pkwy #4413	0.13mi	2/2.0	831 (-1%)	2mo	$252,500	$304	90
40 Folly Field Rd Unit B2	0.99mi	2/2.0	888 (+5%)	1mo	$315,000	$355	55
40 Folly Field Rd Unit B4	0.99mi	2/2.0	888 (+5%)	2mo	$335,000	$377	55
40 Folly Field Rd Unit G17	0.99mi	2/2.0	888 (+5%)	2mo	$312,000	$351	54
45 Folly Field Rd Unit 13K	1.21mi	2/2.0	757 (-10%)	0mo	$320,000	$423	48
45 Folly Field Rd Unit 8L	1.21mi	2/2.0	757 (-10%)	0mo	$365,000	$482	48
45 Folly Field Rd Unit 19E	1.21mi	2/2.0	757 (-10%)	2mo	$335,000	$443	46
43 Folly Field Rd #50	1.19mi	2/1.5	1,022 (+21%)	2mo	$410,000	$401	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.35×
• Total profit: $25,342
• Equity at exit: $117,649

10-year hold

• IRR: 9.1%
• Equity multiple: 2.42×
• Total profit: $101,321
• Equity at exit: $183,670

Cash invested: $71,400 (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 →

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Median asking: $361,250 ($392/sqft)
• Median days on market: 216 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -2.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 1004
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$106
• HOA: −$685
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-146

Break-even live

Break-even rent $3,021

Max offer price $229,284

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-73	+0% $-146	+5% $-218	+10% $-290
Rent	-10% $-370	-5% $-258	+0% $-146	+5% $-34	+10% $79
Rate	-1.0pp $-17	-0.5pp $-81	base $-146	+0.5pp $-212	+1.0pp $-279

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	93d	1	0.03mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	70d	1	0.26mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	62d	1	0.57mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	93d	1	1.47mi

HOA detail $685/mo · $8,220/yr condo

• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $255,000 Active 174 DOM
2. 2026-08-07
   days on market $255,000 Active 173 DOM
3. 2026-08-06
   days on market $255,000 Active 172 DOM
4. 2026-08-05
   days on market $255,000 Active 171 DOM
5. 2026-08-04
   days on market $255,000 Active 170 DOM
6. 2026-08-03
   days on market $255,000 Active 169 DOM
7. 2026-07-31
   days on market $255,000 Active 166 DOM
8. 2026-07-30
   days on market $255,000 Active 165 DOM
9. 2026-07-29
   days on market $255,000 Active 164 DOM
10. 2026-07-27
    days on market $255,000 Active 162 DOM
11. 2026-07-25
    days on market $255,000 Active 160 DOM
12. 2026-07-23
    days on market $255,000 Active 158 DOM
13. 2026-07-22
    days on market $255,000 Active 157 DOM
14. 2026-07-21
    days on market $255,000 Active 156 DOM
15. 2026-07-18
    days on market $255,000 Active 153 DOM
16. 2026-07-16
    days on market $255,000 Active 151 DOM
17. 2026-07-16
    days on market $255,000 Active 150 DOM
18. 2026-07-14
    pricedays on market $255,000 Active 149 DOM
19. 2026-07-13
    days on market $259,000 Active 148 DOM
20. 2026-07-12
    days on market $259,000 Active 147 DOM
21. 2026-07-11
    days on market $259,000 Active 146 DOM
22. 2026-07-10
    days on market $259,000 Active 145 DOM
23. 2026-07-09
    days on market $259,000 Active 144 DOM
24. 2026-07-08
    days on market $259,000 Active 143 DOM
25. 2026-07-07
    days on market $259,000 Active 142 DOM
26. 2026-07-06
    days on market $259,000 Active 141 DOM
27. 2026-07-05
    days on market $259,000 Active 140 DOM
28. 2026-07-04
    days on market $259,000 Active 139 DOM
29. 2026-07-03
    days on market $259,000 Active 138 DOM
30. 2026-07-03
    price $259,000 Active 137 DOM
31. 2026-07-02
    days on market $265,000 Active 137 DOM
32. 2026-07-01
    days on market $265,000 Active 136 DOM
33. 2026-06-30
    days on market $265,000 Active 135 DOM
34. 2026-06-29
    days on market $265,000 Active 134 DOM
35. 2026-06-28
    days on market $265,000 Active 133 DOM
36. 2026-06-28
    days on market $265,000 Active 132 DOM
37. 2026-06-27
    days on market $265,000 Active 131 DOM
38. 2026-06-25
    days on market $265,000 Active 129 DOM
39. 2026-06-23
    days on market $265,000 Active 127 DOM
40. 2026-06-21
    days on market $265,000 Active 126 DOM
41. 2026-06-18
    days on market $265,000 Active 123 DOM
42. 2026-06-17
    days on market $265,000 Active 122 DOM
43. 2026-06-16
    days on market $265,000 Active 121 DOM
44. 2026-06-15
    days on market $265,000 Active 120 DOM
45. 2026-06-14
    days on market $265,000 Active 118 DOM
46. 2026-06-13
    days on market $265,000 Active 117 DOM
47. 2026-06-10
    days on market $265,000 Active 115 DOM
48. 2026-06-09
    days on market $265,000 Active 114 DOM
49. 2026-06-08
    pricedays on market $265,000 Active 113 DOM
50. 2026-06-07
    days on market $270,000 Active 112 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: $3,097 · $258/mo
• Projected year-2 tax: $3,097 · $258/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: $34,041
• − Mortgage interest: −$14,284
• − Property taxes: −$3,097
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$8,220
• − Depreciation: −$7,418
• Taxable loss: −$5,700
• Est. tax savings @ 24.0%: +$1,368
• After-tax cash flow: $-379/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,215–$12,645 screening

This well-maintained, move-in-ready townhouse at Hilton Head Resort offers a coastal retreat with stylish updates and a comfortable beach-inspired design.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace outdoor furniture — Improves rental appeal ↑
• Both Install smart home devices — Enhances comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Hilton Head Island Elementary D SC #168/597 Nat'l #12,785/41,679 Middle Hilton Head Island Middle F SC #90/229 Nat'l #6,708/14,009 High Hilton Head Island High A- SC #34/196 Nat'l #1,484/17,239

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

C Composite livability gradescore 64/100

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 · 211,915 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: 20% of renters

---

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

+336.2% since first listed

17 events — show timeline

• 2026-04-15 Price Changed $270,000 RSMLS
• 2026-03-12 Price Changed $275,000 RSMLS
• 2026-02-15 Listed $289,000 RSMLS
• 2021-03-15 Sold (Public Records) $178,500 Public Records
• 2021-03-12 Sold (MLS) $178,500 RSMLS
• 2021-01-25 Listed $178,500 RSMLS
• 2017-05-03 Sold (Public Records) $113,000 Public Records
• 2017-04-28 Sold (MLS) $113,000 RSMLS
• 2017-02-07 Listed $119,000 RSMLS
• 2013-05-31 Sold (MLS) $65,000 RSMLS
• 2013-03-07 Listed $74,900 RSMLS
• 2012-08-03 Listed $80,900 RSMLS
• 2004-04-12 Sold (Public Records) $42,000 Public Records
• 1999-07-23 Sold (Public Records) $29,000 Public Records
• 1990-03-22 Sold (Public Records) $395,000 Public Records
• 1988-09-01 Sold (Public Records) $42,200 Public Records
• 1983-04-01 Sold (Public Records) $61,900 Public Records

Property tax history

+12.0%/yr

Latest (2025): $3,097 · +1.4% YoY. Source: county tax records.