663 William Hilton Pkwy #3206 · Hilton Head Island, SC 29928

$265,000

2 bd · 2.0 ba · 831 sqft · Condo public records · 182 Days on market

Built 1982 $319/sqft · 8% below area Est $289k · 8% under

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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 +11.2/15.0
• Cash flow +10.9/30.0
• Appreciation +6.6/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step intο effοrtleѕѕ coaѕtаl living at this beautifully furniѕhеd 2BD/2BA villa in Building 3 of Hilton Head Resort, offering the perfect blend of comfort, convenience, and resort amenities at your doorstep. This inviting second-floor villa features tasteful decor, laminate flooring, a fully stocked kitchen, and a relaxing screened porch overlooking peaceful natural surroundings. The prime Building 3 location is the true standout feature providing direct indoor access to the resort's top amenities. Enjoy the heated indoor pool, hot tub, sauna, fitness center, and indoor walking track without ever stepping outside. A scenic walk through the lagoon area leads past two outdoor pools and onto one of Hilton Head's most private beaches, making this a favorite destination for guests and owners alike. With excellent rental history and a fully turnkey setup, this villa is an exceptional choice for a second home or a high-performing investment property.

Key facts

• Fitness center
• Hot tub
• Sauna

Tags

• SCREENED PORCH
• HEATED INDOOR POOL
• HOT TUB
• SAUNA
• FITNESS CENTER
• INDOOR WALKING TRACK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 21d 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 $10k 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.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $233,200 (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 182 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. 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: 1.09% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 7.6

CMA / ARV

• ARV (median comp): $288,605
• List price: $265,000
• Delta: -8.18%
• 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: 6.6%
• Equity multiple: 1.38×
• Total profit: $28,476
• Equity at exit: $122,262

10-year hold

• IRR: 9.5%
• Equity multiple: 2.48×
• Total profit: $109,761
• Equity at exit: $190,873

Cash invested: $74,200 (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 →

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$110
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-117

Break-even live

Break-even rent $3,050

Max offer price $244,366

Occupancy floor 99%

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: $66,250
• Closing costs: $7,950
• 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	20d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	43d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	20d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	2	1.45mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-15
   days on market $265,000 Active 182 DOM
2. 2026-06-14
   days on market $265,000 Active 180 DOM
3. 2026-06-13
   days on market $265,000 Active 179 DOM
4. 2026-06-10
   days on market $265,000 Active 177 DOM
5. 2026-06-09
   days on market $265,000 Active 176 DOM
6. 2026-06-08
   days on market $265,000 Active 175 DOM
7. 2026-06-07
   days on market $265,000 Active 174 DOM
8. 2026-06-05
   days on market $265,000 Active 171 DOM
9. 2026-06-03
   days on market $265,000 Active 170 DOM
10. 2026-06-02
    days on market $265,000 Active 169 DOM
11. 2026-06-01
    days on market $265,000 Active 168 DOM
12. 2026-05-31
    days on market $265,000 Active 167 DOM
13. 2026-02-04
    price $265,000 973-char remark

    Show marketing remark (973 chars)

    Step intο effοrtleѕѕ coaѕtаl living at this beautifully furniѕhеd 2BD/2BA villa in Building 3 of Hilton Head Resort, offering the perfect blend of comfort, convenience, and resort amenities at your doorstep. This inviting second-floor villa features tasteful decor, laminate flooring, a fully stocked kitchen, and a relaxing screened porch overlooking peaceful natural surroundings. The prime Building 3 location is the true standout feature providing direct indoor access to the resort's top amenities. Enjoy the heated indoor pool, hot tub, sauna, fitness center, and indoor walking track without ever stepping outside. A scenic walk through the lagoon area leads past two outdoor pools and onto one of Hilton Head's most private beaches, making this a favorite destination for guests and owners alike. With excellent rental history and a fully turnkey setup, this villa is an exceptional choice for a second home or a high-performing investment property.

14. 2025-12-15
    listed $280,000 Active 973-char remark

    Show marketing remark (973 chars)

    Step intο effοrtleѕѕ coaѕtаl living at this beautifully furniѕhеd 2BD/2BA villa in Building 3 of Hilton Head Resort, offering the perfect blend of comfort, convenience, and resort amenities at your doorstep. This inviting second-floor villa features tasteful decor, laminate flooring, a fully stocked kitchen, and a relaxing screened porch overlooking peaceful natural surroundings. The prime Building 3 location is the true standout feature providing direct indoor access to the resort's top amenities. Enjoy the heated indoor pool, hot tub, sauna, fitness center, and indoor walking track without ever stepping outside. A scenic walk through the lagoon area leads past two outdoor pools and onto one of Hilton Head's most private beaches, making this a favorite destination for guests and owners alike. With excellent rental history and a fully turnkey setup, this villa is an exceptional choice for a second home or a high-performing investment property.

15. 2022-01-31
    soldstatus $230,000
16. 2022-01-24
    soldstatus $230,000 649-char remark

    Show marketing remark (649 chars)

    Spend the day at the BEACH, the outdoor swimming pool, or enjoy the indoor recreational POOL complex when you need a sunshine break. .. these are the kind of vacation decisions that are fun to make! Introducing a delightfully updated resort-style villa along Hilton Head Island's gorgeous shoreline! One that features lovely coastal decor, upgraded interior doors, smooth finish ceilings, current colors, attractive furnishings, and a remodeled kitchen (steel appliances and premium cabinets). All this as well as 365 security, tennis courts, covered parking, outdoor grill areas, and a scenic boardwalk over the Lowcountry tidal marsh to the beach!

17. 2021-10-18
    listed $235,000 649-char remark

    Show marketing remark (649 chars)

    Spend the day at the BEACH, the outdoor swimming pool, or enjoy the indoor recreational POOL complex when you need a sunshine break. .. these are the kind of vacation decisions that are fun to make! Introducing a delightfully updated resort-style villa along Hilton Head Island's gorgeous shoreline! One that features lovely coastal decor, upgraded interior doors, smooth finish ceilings, current colors, attractive furnishings, and a remodeled kitchen (steel appliances and premium cabinets). All this as well as 365 security, tennis courts, covered parking, outdoor grill areas, and a scenic boardwalk over the Lowcountry tidal marsh to the beach!

18. 2010-09-08
    soldstatus $39,000
19. 2010-07-09
    listed $42,000
20. 2006-02-06
    soldstatus $130,000
21. 1998-04-23
    soldstatus $31,900
22. 1983-04-01
    soldstatus $69,900

ⓘ 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: $3,012 · $251/mo
• Projected year-2 tax: $3,012 · $251/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: $34,820
• − Mortgage interest: −$14,844
• − Property taxes: −$3,012
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$7,709
• Taxable loss: −$5,538
• Est. tax savings @ 24.0%: +$1,329
• After-tax cash flow: $-73/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

+279.1% since first listed

10 events — show timeline

• 2026-02-04 Price Changed $265,000 RSMLS
• 2025-12-15 Listed $280,000 RSMLS
• 2022-01-31 Sold (Public Records) $230,000 Public Records
• 2022-01-24 Sold (MLS) $230,000 RSMLS
• 2021-10-18 Listed $235,000 RSMLS
• 2010-09-08 Sold (MLS) $39,000 RSMLS
• 2010-07-09 Listed $42,000 RSMLS
• 2006-02-06 Sold (Public Records) $130,000 Public Records
• 1998-04-23 Sold (Public Records) $31,900 Public Records
• 1983-04-01 Sold (Public Records) $69,900 Public Records

Property tax history

+14.0%/yr

Latest (2025): $3,012 · +1.4% YoY. Source: county tax records.