663 William Hilton Pkwy #1119 · Hilton Head Island, SC 29928

$299,000

2 bd · 2.0 ba · 843 sqft · Condo public records · 226 Days on market

Built 1982 $355/sqft · 6% below area Est $317k · 6% 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 +10.1/15.0
• Cash flow +8.0/30.0
• Appreciation +6.6/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Enjoy сoаstаl сomfort and сοnvenience in this 2-bedrοοm condo at Hilton Head Resort, perfectly situated mid-island with a private boardwalk leading straight to the beach. This beautifully updated unit features wood-look tile floors, a bright and open living space, and a fully equipped kitchen. Resort-style amenities abound, including tennis and pickleball courts, indoor and outdoor pools, a fitness center, and more, all surrounded by Hilton Head's signature natural beauty. Whether for full-time living, a vacation getaway, or an investment opportunity, this condo delivers the best of island life in one perfect package.

Key facts

• Community pool
• Built 1982
• Listed 226 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (5.1% below list).
• Recommended offer: $263k (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 44d 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 $12k of equity ($2k loan paydown + $10k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $299k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $263,120 (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 226 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: 0.95% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 8.8

CMA / ARV

• ARV (median comp): $316,961
• List price: $299,000
• Delta: -5.67%
• 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: 4.2%
• Equity multiple: 1.25×
• Total profit: $20,560
• Equity at exit: $137,949

10-year hold

• IRR: 7.5%
• Equity multiple: 2.17×
• Total profit: $98,280
• Equity at exit: $215,362

Cash invested: $83,720 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$125
• HOA est. from 8 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-310

Break-even live

Break-even rent $3,229

Max offer price $244,212

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: $74,750
• Closing costs: $8,970
• 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	43d	1	0.03mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	21d	1	0.26mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.57mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	1.47mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $299,000 Active 226 DOM
2. 2026-06-17
   days on market $299,000 Active 225 DOM
3. 2026-06-16
   days on market $299,000 Active 224 DOM
4. 2026-06-15
   days on market $299,000 Active 223 DOM
5. 2026-06-14
   days on market $299,000 Active 221 DOM
6. 2026-06-13
   days on market $299,000 Active 220 DOM
7. 2026-06-10
   days on market $299,000 Active 218 DOM
8. 2026-06-09
   days on market $299,000 Active 217 DOM
9. 2026-06-08
   days on market $299,000 Active 216 DOM
10. 2026-06-07
    days on market $299,000 Active 215 DOM
11. 2026-06-05
    days on market $299,000 Active 212 DOM
12. 2026-06-03
    days on market $299,000 Active 211 DOM
13. 2026-06-02
    days on market $299,000 Active 210 DOM
14. 2026-06-01
    days on market $299,000 Active 209 DOM
15. 2026-05-31
    days on market $299,000 Active 208 DOM
16. 2026-03-19
    price $299,000 649-char remark

    Show marketing remark (649 chars)

    Enjoy сoаstаl сomfort and сοnvenience in this 2-bedrοοm condo at Hilton Head Resort, perfectly situated mid-island with a private boardwalk leading straight to the beach. This beautifully updated unit features wood-look tile floors, a bright and open living space, and a fully equipped kitchen. Resort-style amenities abound, including tennis and pickleball courts, indoor and outdoor pools, a fitness center, and more, all surrounded by Hilton Head's signature natural beauty. Whether for full-time living, a vacation getaway, or an investment opportunity, this condo delivers the best of island life in one perfect package.

17. 2026-02-16
    price $310,000 649-char remark

    Show marketing remark (649 chars)

    Enjoy сoаstаl сomfort and сοnvenience in this 2-bedrοοm condo at Hilton Head Resort, perfectly situated mid-island with a private boardwalk leading straight to the beach. This beautifully updated unit features wood-look tile floors, a bright and open living space, and a fully equipped kitchen. Resort-style amenities abound, including tennis and pickleball courts, indoor and outdoor pools, a fitness center, and more, all surrounded by Hilton Head's signature natural beauty. Whether for full-time living, a vacation getaway, or an investment opportunity, this condo delivers the best of island life in one perfect package.

18. 2025-11-04
    listed $320,000 Active 649-char remark

    Show marketing remark (649 chars)

    Enjoy сoаstаl сomfort and сοnvenience in this 2-bedrοοm condo at Hilton Head Resort, perfectly situated mid-island with a private boardwalk leading straight to the beach. This beautifully updated unit features wood-look tile floors, a bright and open living space, and a fully equipped kitchen. Resort-style amenities abound, including tennis and pickleball courts, indoor and outdoor pools, a fitness center, and more, all surrounded by Hilton Head's signature natural beauty. Whether for full-time living, a vacation getaway, or an investment opportunity, this condo delivers the best of island life in one perfect package.

19. 2017-10-03
    soldstatus $135,000
20. 2017-09-25
    soldstatus $135,000 592-char remark

    Show marketing remark (592 chars)

    Great flat in the superior 1st building. Outdoor pool with bar, snack bar and shops. This is the closest building to the beach. Catch the shuttle right out your door. Of course go down to Coco's at the Beach and enjoy the day. New hardwood floors in bedrooms and living room. Entry and kitchen feature tile. New paint. Nicely furnished with a beach theme. Your clients will enjoy this gem. Complex also features an indoor pool and tennis courts. Go and show it today. What more could anyone ask for without the big $$ tag. If you haven't been lately, revisit this resort, it looks terrific. !

21. 2017-04-23
    listed $149,900 592-char remark

    Show marketing remark (592 chars)

    Great flat in the superior 1st building. Outdoor pool with bar, snack bar and shops. This is the closest building to the beach. Catch the shuttle right out your door. Of course go down to Coco's at the Beach and enjoy the day. New hardwood floors in bedrooms and living room. Entry and kitchen feature tile. New paint. Nicely furnished with a beach theme. Your clients will enjoy this gem. Complex also features an indoor pool and tennis courts. Go and show it today. What more could anyone ask for without the big $$ tag. If you haven't been lately, revisit this resort, it looks terrific. !

22. 2013-02-19
    listed $140,000
23. 2011-05-05
    listed $135,000
24. 2009-08-09
    listed $149,999
25. 2004-09-20
    soldstatus $73,500
26. 1996-06-24
    soldstatus $38,700
27. 1982-11-01
    soldstatus $74,900

ⓘ 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: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $201/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: −$16,749
• − Property taxes: −$2,407
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$7,896
• − Depreciation: −$8,698
• Taxable loss: −$8,651
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-1,646/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

+299.2% since first listed

12 events — show timeline

• 2026-03-19 Price Changed $299,000 RSMLS
• 2026-02-16 Price Changed $310,000 RSMLS
• 2025-11-04 Listed $320,000 RSMLS
• 2017-10-03 Sold (Public Records) $135,000 Public Records
• 2017-09-25 Sold (MLS) $135,000 RSMLS
• 2017-04-23 Listed $149,900 RSMLS
• 2013-02-19 Listed $140,000 RSMLS
• 2011-05-05 Listed $135,000 RSMLS
• 2009-08-09 Listed $149,999 RSMLS
• 2004-09-20 Sold (Public Records) $73,500 Public Records
• 1996-06-24 Sold (Public Records) $38,700 Public Records
• 1982-11-01 Sold (Public Records) $74,900 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,407 · +1.5% YoY. Source: county tax records.