663 William Hilton Pkwy #2219 · Hilton Head Island, SC 29928

$269,000

2 bd · 2.0 ba · 843 sqft · Condo public records · 282 Days on market

Built 1982 $319/sqft · 15% below area Est $316k · 15% under

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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 +14.2/15.0
• Cash flow +7.8/30.0
• Appreciation +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

PRICE Reduction!! This villa is priced to sell today. A great 2-bedroom villa located in the coveted building two of Hilton Head Resort! This villa is turnkey and ready to be used today. This property has extensive amenities as well as BEACH ACCESS!! This property will make an amazing getaway for you and your family and friends. This villa would also make a great short- or long-term rental. A must see for anyone that desires resort amenities with beach access without breaking the bank on Hilton Head Island.

Key facts

• Beach access
• Extensive amenities
• Turn key

Tags

• BEACH ACCESS
• EXTENSIVE AMENITIES
• TURN KEY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 + $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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $236,720 (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 282 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: 1.05% ✓
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 7.9

CMA / ARV

• ARV (median comp): $315,882
• List price: $269,000
• Delta: -14.84%
• 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: 4.0%
• Equity multiple: 1.23×
• Total profit: $17,464
• Equity at exit: $124,108

10-year hold

• IRR: 7.4%
• Equity multiple: 2.15×
• Total profit: $86,805
• Equity at exit: $193,754

Cash invested: $75,320 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$359 /mo · $4,308/yr
• Insurance: −$112
• HOA est. from 8 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-299

Break-even live

Break-even rent $3,215

Max offer price $216,232

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-223	+0% $-299	+5% $-375	+10% $-451
Rent	-10% $-523	-5% $-411	+0% $-299	+5% $-187	+10% $-75
Rate	-1.0pp $-163	-0.5pp $-230	base $-299	+0.5pp $-368	+1.0pp $-439

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: $67,250
• Closing costs: $8,070
• 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	44d	1	0.03mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	22d	1	0.26mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	14d	1	0.57mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	44d	1	1.47mi

HOA detail condo

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

Listing history 43 events

1. 2026-06-18
   days on market $269,000 Active 282 DOM
2. 2026-06-17
   days on market $269,000 Active 281 DOM
3. 2026-06-16
   days on market $269,000 Active 280 DOM
4. 2026-06-15
   days on market $269,000 Active 279 DOM
5. 2026-06-14
   days on market $269,000 Active 277 DOM
6. 2026-06-13
   days on market $269,000 Active 276 DOM
7. 2026-06-10
   days on market $269,000 Active 274 DOM
8. 2026-06-09
   days on market $269,000 Active 273 DOM
9. 2026-06-08
   days on market $269,000 Active 272 DOM
10. 2026-06-07
    days on market $269,000 Active 271 DOM
11. 2026-06-05
    days on market $269,000 Active 268 DOM
12. 2026-06-03
    days on market $269,000 Active 267 DOM
13. 2026-06-02
    days on market $269,000 Active 266 DOM
14. 2026-06-01
    days on market $269,000 Active 265 DOM
15. 2026-05-31
    days on market $269,000 Active 264 DOM
16. 2026-05-18
    listed $269,000 Active 515-char remark

    Show marketing remark (515 chars)

    PRICE Reduction!! This villa is priced to sell today. A great 2-bedroom villa located in the coveted building two of Hilton Head Resort! This villa is turnkey and ready to be used today. This property has extensive amenities as well as BEACH ACCESS!! This property will make an amazing getaway for you and your family and friends. This villa would also make a great short- or long-term rental. A must see for anyone that desires resort amenities with beach access without breaking the bank on Hilton Head Island.

17. 2026-02-17
    price $269,000 523-char remark

    Show marketing remark (523 chars)

    PRICE Reduсtiοn!! Thіѕ villa iѕ рriced to sell today. A grеаt 2 bedroom villa located in the coveted building two of Hilton Head Resort! This villa is turn key and ready to be used today. This property has extensive amenities as well as BEACH ACCESS!! This property will make an amazing getaway for you and your family and friends. This villa would also make a great short or long term rental. A must see for anyone that desires resort amenities with beach access without breaking the bank on Hilton Head Island.

18. 2025-09-08
    listed $289,000 Active 523-char remark

    Show marketing remark (523 chars)

    PRICE Reduсtiοn!! Thіѕ villa iѕ рriced to sell today. A grеаt 2 bedroom villa located in the coveted building two of Hilton Head Resort! This villa is turn key and ready to be used today. This property has extensive amenities as well as BEACH ACCESS!! This property will make an amazing getaway for you and your family and friends. This villa would also make a great short or long term rental. A must see for anyone that desires resort amenities with beach access without breaking the bank on Hilton Head Island.

19. 2024-10-11
    soldstatus $276,500 Closed
20. 2024-10-11
    soldstatus $276,500
21. 2024-09-10
    status Pending
22. 2024-09-01
    listed $276,500 Active
23. 2022-09-16
    soldstatus $300,000
24. 2022-09-07
    soldstatus $300,000 Closed
25. 2022-08-12
    status Pending
26. 2022-07-26
    status Active
27. 2022-05-31
    listed $319,000 Active
28. 2018-12-17
    soldstatus $125,000
29. 2018-12-12
    soldstatus $125,000
30. 2018-08-08
    listed $129,000
31. 2014-05-19
    soldstatus $78,100
32. 2014-04-24
    soldstatus $78,100
33. 2014-02-26
    listed $89,900
34. 2013-12-20
    soldstatus $52,000
35. 2013-12-20
    soldstatus $52,000
36. 2013-07-18
    listed $67,500
37. 2013-07-18
    listed $67,500
38. 2008-01-05
    listed $139,900
39. 2004-09-22
    soldstatus $50,500
40. 2004-09-15
    soldstatus $50,500
41. 2004-06-01
    listed $59,900
42. 2000-09-12
    soldstatus $40,000
43. 1982-11-01
    soldstatus $61,900

ⓘ 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: $4,308 · $359/mo
• Projected year-2 tax: $4,308 · $359/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: −$15,068
• − Property taxes: −$4,308
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$7,896
• − Depreciation: −$7,825
• Taxable loss: −$7,848
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $-1,701/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

+334.6% since first listed

28 events — show timeline

• 2026-05-18 Listed $269,000 Hive MLS
• 2026-02-17 Price Changed $269,000 RSMLS
• 2025-09-08 Listed $289,000 RSMLS
• 2024-10-11 Sold (Public Records) $276,500 Public Records
• 2024-10-11 Sold (MLS) $276,500 RSMLS
• 2024-09-10 Pending — RSMLS
• 2024-09-01 Listed $276,500 RSMLS
• 2022-09-16 Sold (Public Records) $300,000 Public Records
• 2022-09-07 Sold (MLS) $300,000 RSMLS
• 2022-08-12 Pending — RSMLS
• 2022-07-26 Relisted — RSMLS
• 2022-05-31 Listed $319,000 RSMLS
• 2018-12-17 Sold (Public Records) $125,000 Public Records
• 2018-12-12 Sold (MLS) $125,000 RSMLS
• 2018-08-08 Listed $129,000 RSMLS
• 2014-05-19 Sold (Public Records) $78,100 Public Records
• 2014-04-24 Sold (MLS) $78,100 RSMLS
• 2014-02-26 Listed $89,900 RSMLS
• 2013-12-20 Sold (MLS) $52,000 RSMLS
• 2013-12-20 Sold (MLS) $52,000 LRMLS
• 2013-07-18 Listed $67,500 RSMLS
• 2013-07-18 Listed $67,500 LRMLS
• 2008-01-05 Listed $139,900 RSMLS
• 2004-09-22 Sold (Public Records) $50,500 Public Records
• 2004-09-15 Sold (MLS) $50,500 RSMLS
• 2004-06-01 Listed $59,900 RSMLS
• 2000-09-12 Sold (Public Records) $40,000 Public Records
• 1982-11-01 Sold (Public Records) $61,900 Public Records

Property tax history

+15.4%/yr

Latest (2025): $4,308 · -2.5% YoY. Source: county tax records.