663 William Hilton Pkwy #3117 · Hilton Head Island, SC 29928

$240,000

2 bd · 2.0 ba · 831 sqft · Condo · 356 Days on market

Built 1982 Fair condition $289/sqft · 19% below area Est $296k · 19% 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 +7.1/10.0
• Appreciation +6.6/10.0
• Schools +5.4/10.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Villa 3117 at Hіlton Ηeаd Rеsort offеrѕ a spacious 2 bedroοm, 2 bаth condo with an open design within near distance to the beach! This well maintained villa features ceramic tile throughout and a large living and dining area with a ceiling fan, Roku TV, and dining space for four. The primary suite includes a king bed and en suite bath, while the guest bedroom offers a queen bed plus twin bunk beds, making it ideal for guests or rental use. A full bath is conveniently located just across the hall. The fully equipped kitchen includes all essentials, including a dishwasher, microwave, and combination Keurig and drip coffee maker. The villa also features a brand new electrical service panel and GFCI outlets, offering added safety and peace of mind. Located in Building 3 with access to the indoor pool, fitness center, sauna, and steam room, this villa is ideally positioned within the resort. Hilton Head Resort offers a wide range of amenities including two outdoor pools, gated security, bike rentals, and private beach access via a scenic boardwalk with seasonal shuttle service. At the end of the boardwalk, Coco's on the Beach provides oceanfront dining, drinks, and entertainment in a relaxed coastal setting. Perfectly situated mid island near shopping, dining, and grocery stores, Villa 3117 presents a great opportunity for buyers seeking a primary residence, second home, or rental property on Hilton Head Island.

Key facts

• Private porch
• Hot tub
• Spacious floor plans

Tags

• SPACIOUS FLOOR PLANS
• CERAMIC TILE THROUGHOUT
• PRIVATE PORCH
• INDOOR POOL
• HOT TUB
• FULLY EQUIPPED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-54 ($-647/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.3% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% 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); 1162 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 117d 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 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 $9k 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $70k (23%) 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 $211,200 (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 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.21% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 6.9

CMA / ARV

• ARV (median comp): $295,886
• List price: $240,000
• Delta: -18.89%
• 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 #4227	0.01mi	2/2.0	831 (0%)	1mo	$270,000	$325	99
663 William Hilton Pkwy #4221	0.00mi	2/2.0	831 (0%)	2mo	$265,000	$319	99
663 William Hilton Pkwy #4319	0.01mi	2/2.0	831 (0%)	2mo	$255,000	$307	97
663 William Hilton Pkwy #2406	0.00mi	2/2.0	843 (+1%)	1mo	$370,000	$439	97
663 William Hilton Pkwy #2404	0.13mi	2/2.0	843 (+1%)	1mo	$375,000	$445	91
663 William Hilton Pkwy #1119	0.13mi	2/2.0	843 (+1%)	1mo	$274,000	$325	90
663 William Hilton Pkwy #1421	0.13mi	2/2.0	843 (+1%)	3mo	$270,000	$320	89
663 William Hilton Pkwy #4135	0.00mi	2/2.0	950 (+14%)	0mo	$250,000	$263	76
40 Folly Field Rd Unit B2	1.04mi	2/2.0	888 (+7%)	3mo	$315,000	$355	51
45 Folly Field Rd Unit 13K	1.25mi	2/2.0	757 (-9%)	2mo	$320,000	$423	49
45 Folly Field Rd Unit 8L	1.25mi	2/2.0	757 (-9%)	2mo	$365,000	$482	48
17 Harbourside Ln #7101	1.35mi	1/1.5 (-1)	1,010 (+22%)	1mo	$325,000	$322	32

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: $29,260
• Equity at exit: $110,728

10-year hold

• IRR: 10.3%
• Equity multiple: 2.60×
• Total profit: $107,361
• Equity at exit: $172,866

Cash invested: $67,200 (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: 2 active · 1 under contract
• Median asking: $273,750 ($329/sqft)
• Median days on market: 161 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.1% 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: 1162
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,898 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$685
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-54

Break-even live

Break-even rent $2,967

Max offer price $232,199

Occupancy floor 97%

Sensitivity live

Price	-10% $112	-5% $29	+0% $-54	+5% $-137	+10% $-220
Rent	-10% $-283	-5% $-168	+0% $-54	+5% $61	+10% $175
Rate	-1.0pp $67	-0.5pp $7	base $-54	+0.5pp $-116	+1.0pp $-179

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: $60,000
• Closing costs: $7,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	117d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	139d	1	0.13mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	139d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	117d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	109d	2	1.45mi

HOA detail $685/mo · $8,220/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $240,000 Active 356 DOM
2. 2026-09-24
   days on market $240,000 Active 355 DOM
3. 2026-09-22
   days on market $240,000 Active 354 DOM
4. 2026-09-21
   days on market $240,000 Active 353 DOM
5. 2026-09-20
   days on market $240,000 Active 352 DOM
6. 2026-09-19
   days on market $240,000 Active 351 DOM
7. 2026-09-18
   days on market $240,000 Active 350 DOM
8. 2026-09-17
   days on market $240,000 Active 349 DOM
9. 2026-09-16
   days on market $240,000 Active 348 DOM
10. 2026-09-15
    days on market $240,000 Active 347 DOM
11. 2026-09-14
    days on market $240,000 Active 346 DOM
12. 2026-09-13
    days on market $240,000 Active 345 DOM
13. 2026-09-12
    days on market $240,000 Active 344 DOM
14. 2026-09-11
    days on market $240,000 Active 343 DOM
15. 2026-09-05
    days on market $240,000 Active 337 DOM
16. 2026-09-04
    days on market $240,000 Active 336 DOM
17. 2026-09-03
    days on market $240,000 Active 335 DOM
18. 2026-08-31
    days on market $240,000 Active 332 DOM
19. 2026-08-30
    days on market $240,000 Active 331 DOM
20. 2026-08-29
    days on market $240,000 Active 330 DOM
21. 2026-08-28
    days on market $240,000 Active 329 DOM
22. 2026-08-27
    days on market $240,000 Active 328 DOM
23. 2026-08-26
    days on market $240,000 Active 327 DOM
24. 2026-08-25
    days on market $240,000 Active 326 DOM
25. 2026-08-24
    days on market $240,000 Active 325 DOM
26. 2026-08-23
    days on market $240,000 Active 324 DOM
27. 2026-08-22
    days on market $240,000 Active 323 DOM
28. 2026-08-21
    days on market $240,000 Active 322 DOM
29. 2026-08-20
    days on market $240,000 Active 321 DOM
30. 2026-08-19
    price $240,000 Active 320 DOM
31. 2026-08-19
    days on market $290,000 Active 320 DOM
32. 2026-08-18
    days on market $290,000 Active 319 DOM
33. 2026-08-17
    days on market $290,000 Active 318 DOM
34. 2026-08-16
    days on market $290,000 Active 317 DOM
35. 2026-08-15
    days on market $290,000 Active 316 DOM
36. 2026-08-14
    days on market $290,000 Active 315 DOM
37. 2026-08-13
    days on market $290,000 Active 314 DOM
38. 2026-08-12
    days on market $290,000 Active 313 DOM
39. 2026-08-11
    days on market $290,000 Active 312 DOM
40. 2026-08-10
    days on market $290,000 Active 311 DOM
41. 2026-08-09
    days on market $290,000 Active 310 DOM
42. 2026-08-08
    days on market $290,000 Active 309 DOM
43. 2026-08-07
    days on market $290,000 Active 308 DOM
44. 2026-08-06
    days on market $290,000 Active 307 DOM
45. 2026-08-05
    days on market $290,000 Active 306 DOM
46. 2026-08-04
    days on market $290,000 Active 305 DOM
47. 2026-08-03
    days on market $290,000 Active 304 DOM
48. 2026-07-31
    days on market $290,000 Active 301 DOM
49. 2026-07-30
    days on market $290,000 Active 300 DOM
50. 2026-07-29
    days on market $290,000 Active 299 DOM

ⓘ 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: $34,780
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − HOA: −$8,220
• − Depreciation: −$6,982
• Taxable loss: −$4,230
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $368/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 · 6 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,155–$12,465 screening

This 2-bedroom, 2-bath condo at Hilton Head Resort Villas is in fair condition with average interior and exterior. It needs minor repairs and maintenance, particularly in painting and landscaping, to improve its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears worn
• Minor Landscaping — No visible landscaping

Value-add opportunities

• Both Painting — Improves appearance and value ↑
• Both Landscaping — Enhances curb appeal and 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 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

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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%
• 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%

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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

Price history

+176.5% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $290,000 RSMLS
• 2026-02-20 Price Changed $295,000 RSMLS
• 2025-10-03 Listed $310,000 RSMLS
• 2025-03-04 Listed $313,000 RSMLS
• 2022-09-23 Sold (MLS) $299,000 RSMLS
• 2022-08-19 Pending — RSMLS
• 2022-08-17 Listed $299,000 RSMLS
• 2017-08-11 Sold (MLS) $100,000 RSMLS
• 2017-05-05 Listed $104,900 RSMLS