663 William Hilton Pkwy #1122 · Hilton Head Island, SC 29928

$288,000

2 bd · 2.0 ba · 843 sqft · Condo · 52 Days on market

Built 1982 Good condition $342/sqft · at area comps Est $300k · at est.

---

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 +9.3/15.0
• Cash flow +7.5/30.0
• Appreciation +6.6/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Great buy in highly desirable building 1! This villa is located in the gated beachfront community of Hilton Head Resort. Convenient first floor, two bedroom and two bath villa overlooks the pool and is so close to the beach! Hilton Head Resort is one of Hilton Head's hidden gems. There is also a complimentary golf cart shuttle available to bring you across the boardwalk during peak season where you can enjoy food and drinks at Coco's Tiki Bar/Restaurant! Others amenities include indoor and outdoor pools, hot tub, sundeck, fitness/indoor running track and sauna. Short term rentals allowed

Key facts

• Community pool
• Built 1982
• Listed 52 days

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Association covers management, common areas, cable TV, flood insurance, internet, grounds and structure maintenance, pest control, pools, reserve fund, sewer, tennis courts, trash, and water; Community amenities include beach rights and access, fitness center, barbecue, pickleball, pool, guarded entry, and tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard; Smoke detector(s)
• Utilities: Public water
• Home design: Condo / apartment (unit in building); Flat roof
• Construction: Board and batten siding; Masonry; Steel construction
• Exterior features: Hot tub / spa; Outdoor shower; Paved driveway; Community pool (solar heated)

Interior

• Kitchen: Dishwasher; Microwave; Range / Stove; Refrigerator; Self-cleaning oven
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Furnished; Ceiling fan(s); Cable TV; Window treatments; Entrance foyer; Main level primary
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $288k).
• Recommended offer: $279k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.8% 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 $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 52 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.
• Current owner paid $149k; list at $288k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $279,360 (3.0% 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 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.01% ✓
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 8.3

CMA / ARV

• ARV (median comp): $299,939
• List price: $288,000
• Delta: -3.98%
• 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: 3.4%
• Equity multiple: 1.20×
• Total profit: $16,230
• Equity at exit: $132,874

10-year hold

• IRR: 6.9%
• Equity multiple: 2.08×
• Total profit: $87,394
• Equity at exit: $207,439

Cash invested: $80,640 (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: $2,900 high
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-357

Break-even live

Break-even rent $3,352

Max offer price $236,293

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: $72,000
• Closing costs: $8,640
• 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	21d	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	21d	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: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $288,000 Active 52 DOM
2. 2026-06-17
   days on market $288,000 Active 51 DOM
3. 2026-06-16
   days on market $288,000 Active 50 DOM
4. 2026-06-15
   days on market $288,000 Active 49 DOM
5. 2026-06-14
   days on market $288,000 Active 47 DOM
6. 2026-06-13
   days on market $288,000 Active 46 DOM
7. 2026-06-10
   days on market $288,000 Active 44 DOM
8. 2026-06-09
   days on market $288,000 Active 43 DOM
9. 2026-06-08
   days on market $288,000 Active 42 DOM
10. 2026-06-07
    days on market $288,000 Active 41 DOM
11. 2026-06-05
    days on market $288,000 Active 38 DOM
12. 2026-06-03
    days on market $288,000 Active 37 DOM
13. 2026-06-02
    days on market $288,000 Active 36 DOM
14. 2026-06-01
    days on market $288,000 Active 35 DOM
15. 2026-05-31
    days on market $288,000 Active 34 DOM
16. 2026-04-28
    listed $298,000 Active 265-char remark
17. 2020-06-04
    soldstatus $149,000 594-char remark

    Show marketing remark (594 chars)

    Great buy in highly desirable building 1! This villa is located in the gated beachfront community of Hilton Head Resort. Convenient first floor, two bedroom and two bath villa overlooks the pool and is so close to the beach! Hilton Head Resort is one of Hilton Head's hidden gems. There is also a complimentary golf cart shuttle available to bring you across the boardwalk during peak season where you can enjoy food and drinks at Coco's Tiki Bar/Restaurant! Others amenities include indoor and outdoor pools, hot tub, sundeck, fitness/indoor running track and sauna. Short term rentals allowed

18. 2020-03-10
    listed $149,000 594-char remark

    Show marketing remark (594 chars)

    Great buy in highly desirable building 1! This villa is located in the gated beachfront community of Hilton Head Resort. Convenient first floor, two bedroom and two bath villa overlooks the pool and is so close to the beach! Hilton Head Resort is one of Hilton Head's hidden gems. There is also a complimentary golf cart shuttle available to bring you across the boardwalk during peak season where you can enjoy food and drinks at Coco's Tiki Bar/Restaurant! Others amenities include indoor and outdoor pools, hot tub, sundeck, fitness/indoor running track and sauna. Short term rentals allowed

19. 2014-01-16
    listed $116,500
20. 2013-03-14
    listed $116,500
21. 2012-03-22
    listed $122,900
22. 2011-02-24
    listed $125,000

ⓘ 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: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$7,896
• − Depreciation: −$8,378
• Taxable loss: −$8,935
• Est. tax savings @ 24.0%: +$2,144
• After-tax cash flow: $-2,144/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, upgraded 2-bedroom, 2-bath condo in the most preferred building of Hilton Head Resort is ready for a new owner or investor. It offers a great location and potential for rental income.

Value-add opportunities

• Both Paint exterior annually — Enhances curb appeal and value
• Both Replace kitchen counters — Modernizes kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior annually — Enhances curb appeal and value ↑
• Both Replace kitchen counters — Modernizes kitchen and improves functionality ↑

ⓘ 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

+130.4% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $288,000 RSMLS
• 2026-04-28 Listed $298,000 RSMLS
• 2020-06-04 Sold (MLS) $149,000 RSMLS
• 2020-03-10 Listed $149,000 RSMLS
• 2014-01-16 Listed $116,500 RSMLS
• 2013-03-14 Listed $116,500 RSMLS
• 2012-03-22 Listed $122,900 RSMLS
• 2011-02-24 Listed $125,000 RSMLS