663 William Hilton Pkwy #3417 · Hilton Head Island, SC 29928

$229,000

2 bd · 2.0 ba · 831 sqft · Condo public records · 90 Days on market

Built 1982 Good condition $276/sqft · 22% below area Est $293k · 22% under $685/mo HOA · 24% of rent

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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 +12.1/30.0
• 1% rule +7.6/10.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks MLS

Hilton Head Resort fully furnished 2 Bed/2Bath villa located on the top floor. Close to Shelter Cove shopping and restaurants. Amenities include two outdoor pools, one indoor heated pool, a jacuzzi, fitness room, indoor jogging track, six lighted tennis courts, and many others that you will enjoy. Beach access by foot or boardwalk shuttle service provided by HHR. Great investment property and/or personal vacation getaway.

Key facts

• Private boardwalk
• Modern finishes
• Updated kitchen

Tags

• DIRECT BEACH ACCESS
• PRIVATE BOARDWALK
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• MODERN FINISHES
• UPDATED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-52 ($-625/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.0% below list).
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 2.4% 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); 1310 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 162d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $9k of equity ($2k loan paydown + $7k appreciation (3.2% local appreciation)).
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $215,260 (6.0% 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 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.26% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 6.6

CMA / ARV

• ARV (median comp): $293,419
• List price: $229,000
• Delta: -21.95%
• 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 #4215	0.00mi	2/2.0	831 (0%)	0mo	$170,000	$205	100
663 William Hilton Pkwy #3317	0.01mi	2/2.0	831 (0%)	2mo	$240,000	$289	98
663 William Hilton Pkwy #4227	0.00mi	2/2.0	831 (0%)	2mo	$270,000	$325	98
663 William Hilton Pkwy #2416	0.01mi	2/2.0	843 (+1%)	2mo	$253,000	$300	96
663 William Hilton Pkwy #2406	0.01mi	2/2.0	843 (+1%)	2mo	$370,000	$439	95
663 William Hilton Pkwy #2306	0.07mi	2/2.0	843 (+1%)	1mo	$285,000	$338	93
663 William Hilton Pkwy #2404	0.13mi	2/2.0	843 (+1%)	2mo	$375,000	$445	90
663 William Hilton Pkwy #1119	0.13mi	2/2.0	843 (+1%)	3mo	$274,000	$325	89
663 William Hilton Pkwy #4135	0.01mi	2/2.0	950 (+14%)	2mo	$250,000	$263	74
45 Folly Field Rd Unit 3G	1.26mi	2/2.0	757 (-9%)	0mo	$290,000	$383	50
45 Folly Field Rd Unit 21E	1.26mi	2/2.0	757 (-9%)	0mo	$275,000	$363	50
17 Harbourside Ln #7101	1.35mi	1/1.5 (-1)	1,010 (+22%)	2mo	$325,000	$322	31

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: 7.5%
• Equity multiple: 1.44×
• Total profit: $27,966
• Equity at exit: $105,653

10-year hold

• IRR: 10.4%
• Equity multiple: 2.60×
• Total profit: $102,791
• Equity at exit: $164,943

Cash invested: $64,120 (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: 1 active · 1 under contract
• Median asking: $298,500 ($359/sqft)
• Median days on market: 232 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.7% 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: 1310
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,886 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$351 /mo · $4,213/yr
• Insurance: −$95
• HOA: −$685
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-52

Break-even live

Break-even rent $2,952

Max offer price $219,796

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $13	+0% $-52	+5% $-117	+10% $-182
Rent	-10% $-280	-5% $-166	+0% $-52	+5% $62	+10% $176
Rate	-1.0pp $63	-0.5pp $6	base $-52	+0.5pp $-111	+1.0pp $-172

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: $57,250
• Closing costs: $6,870
• Club membership (one-time): —
• 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	162d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	184d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,200	$2.00	2d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	184d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	162d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	154d	2	1.45mi

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee of 685.00Association covers management, common areas, cable TV, flood insurance, internet, grounds maintenance, structure maintenance, pest control, pools, reserve fund, sewer, tennis courts, trash, and waterCommunity amenities include beach rights/access, fitness center, barbecue, pickleball, pool, guard, and tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardSmoke detector(s)
• Utilities: Public water
• Home design: Flat roofComposite siding
• Construction: Composite sidingFlat roof
• Exterior features: Front porchCommunity pool with solar heatingSecurity gateSecurity guardSmoke detectorsVentilation for improved indoor air qualityNortheast-facing

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRefrigerator
• Flooring: Engineered hardwoodTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: FurnishedSmooth ceilingsCable TV
• Laundry & utility: Common area laundry

HOA detail $685/mo · $8,220/yr condo

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

Listing history 50 events

1. 2026-11-08
   days on market $229,000 Active 90 DOM
2. 2026-11-07
   days on market $229,000 Active 89 DOM
3. 2026-11-06
   days on market $229,000 Active 88 DOM
4. 2026-11-05
   days on market $229,000 Active 87 DOM
5. 2026-11-04
   days on market $229,000 Active 86 DOM
6. 2026-11-02
   days on market $229,000 Active 84 DOM
7. 2026-11-01
   days on market $229,000 Active 83 DOM
8. 2026-10-31
   days on market $229,000 Active 82 DOM
9. 2026-10-30
   days on market $229,000 Active 81 DOM
10. 2026-10-29
    days on market $229,000 Active 80 DOM
11. 2026-10-28
    days on market $229,000 Active 79 DOM
12. 2026-10-27
    days on market $229,000 Active 78 DOM
13. 2026-10-26
    days on market $229,000 Active 77 DOM
14. 2026-10-25
    days on market $229,000 Active 76 DOM
15. 2026-10-24
    days on market $229,000 Active 75 DOM
16. 2026-10-23
    days on market $229,000 Active 74 DOM
17. 2026-10-22
    days on market $229,000 Active 73 DOM
18. 2026-10-21
    days on market $229,000 Active 72 DOM
19. 2026-10-20
    days on market $229,000 Active 71 DOM
20. 2026-10-19
    days on market $229,000 Active 70 DOM
21. 2026-10-18
    days on market $229,000 Active 69 DOM
22. 2026-10-17
    days on market $229,000 Active 68 DOM
23. 2026-10-16
    pricedays on market $229,000 Active 67 DOM
24. 2026-10-15
    days on market $245,000 Active 66 DOM
25. 2026-10-14
    days on market $245,000 Active 65 DOM
26. 2026-10-13
    days on market $245,000 Active 64 DOM
27. 2026-10-12
    days on market $245,000 Active 63 DOM
28. 2026-10-11
    days on market $245,000 Active 62 DOM
29. 2026-10-10
    days on market $245,000 Active 61 DOM
30. 2026-10-09
    days on market $245,000 Active 60 DOM
31. 2026-10-08
    days on market $245,000 Active 59 DOM
32. 2026-10-07
    days on market $245,000 Active 58 DOM
33. 2026-10-06
    days on market $245,000 Active 57 DOM
34. 2026-10-05
    days on market $245,000 Active 56 DOM
35. 2026-10-04
    days on market $245,000 Active 55 DOM
36. 2026-10-02
    days on market $245,000 Active 53 DOM
37. 2026-10-01
    days on market $245,000 Active 52 DOM
38. 2026-09-30
    days on market $245,000 Active 51 DOM
39. 2026-09-29
    days on market $245,000 Active 50 DOM
40. 2026-09-28
    days on market $245,000 Active 49 DOM
41. 2026-09-27
    days on market $245,000 Active 48 DOM
42. 2026-09-26
    days on market $245,000 Active 47 DOM
43. 2026-09-25
    days on market $245,000 Active 46 DOM
44. 2026-09-24
    days on market $245,000 Active 45 DOM
45. 2026-09-24
    days on market $245,000 Active 44 DOM
46. 2026-09-22
    days on market $245,000 Active 43 DOM
47. 2026-09-21
    days on market $245,000 Active 42 DOM
48. 2026-09-20
    days on market $245,000 Active 41 DOM
49. 2026-09-19
    days on market $245,000 Active 40 DOM
50. 2026-09-18
    days on market $245,000 Active 39 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: $4,213 · $351/mo
• Projected year-2 tax: $4,213 · $351/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: $34,637
• − Mortgage interest: −$12,828
• − Property taxes: −$4,213
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − HOA: −$8,220
• − Depreciation: −$6,662
• Taxable loss: −$3,972
• Est. tax savings @ 24.0%: +$953
• After-tax cash flow: $328/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $4,155–$12,465 screening

This turn-key villa in Hilton Head Resort Villas is in good condition with updated finishes and direct beach access. It offers a great investment opportunity with strong short-term rental potential.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace the ceiling fans with energy-efficient models — Improves energy efficiency and adds a modern touch ↑
• Both Install smart home devices — Enhances convenience and can increase both resale and rental value ↑

ⓘ 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 57/100

Zoned Schools

Elementary Hilton Head Island Early Childhood Center 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

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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%

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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%
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% Chinese 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee of 685.00Association covers management, common areas, cable TV, flood insurance, internet, grounds maintenance, structure maintenance, pest control, pools, reserve fund, sewer, tennis courts, trash, and waterCommunity amenities include beach rights/access, fitness center, barbecue, pickleball, pool, guard, and tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardSmoke detector(s)
• Utilities: Public water
• Home design: Flat roofComposite siding
• Construction: Composite sidingFlat roof
• Exterior features: Front porchCommunity pool with solar heatingSecurity gateSecurity guardSmoke detectorsVentilation for improved indoor air qualityNortheast-facing

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRefrigerator
• Flooring: Engineered hardwoodTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: FurnishedSmooth ceilingsCable TV
• Laundry & utility: Common area laundry

Price history

+185.2% since first listed

20 events — show timeline

• 2026-08-11 Listed $245,000 RSMLS
• 2026-03-27 Price Changed $249,900 RSMLS
• 2026-03-09 Price Changed $252,000 RSMLS
• 2026-01-20 Price Changed $255,500 RSMLS
• 2026-01-05 Price Changed $256,500 RSMLS
• 2025-12-18 Listed $259,000 RSMLS
• 2021-12-27 Sold (MLS) $236,000 RSMLS
• 2021-11-13 Listed $230,000 RSMLS
• 2020-03-25 Listed $155,000 RSMLS
• 2010-09-02 Sold (Public Records) $47,000 Public Records
• 2010-08-31 Sold (MLS) $47,000 RSMLS
• 2010-04-20 Listed $52,900 RSMLS
• 2007-06-04 Sold (Public Records) $108,000 Public Records
• 2005-06-03 Sold (Public Records) $89,900 Public Records
• 2004-09-22 Sold (Public Records) $51,000 Public Records
• 2004-09-15 Sold (MLS) $51,000 RSMLS
• 2004-08-17 Listed $55,900 RSMLS
• 1998-02-18 Sold (Public Records) $32,000 Public Records
• 1994-02-16 Sold (Public Records) $20,000 Public Records
• 1983-04-01 Sold (Public Records) $85,900 Public Records

Property tax history

+17.5%/yr

Latest (2025): $4,213 · +1.4% YoY. Source: county tax records.