663 William Hilton Pkwy #2416 · Hilton Head Island, SC 29928

$279,900

2 bd · 2.0 ba · 843 sqft · Condo · 63 Days on market

Built 1982 Fair condition $332/sqft · 9% below area Est $306k · 9% 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 +11.4/15.0
• Cash flow +7.9/30.0
• Appreciation +6.6/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome tο Hіlton Ηеad Resοrt‐where coastal living meеtѕ everyday ease, and this top-floor villa offers one of the best views in the community. This 2-bedroom, 2-bath villa is ideally located in Building 2, known for its quieter setting and convenient access to pickleball, sun deck, and garden areas. From the moment you walk in, your eye is drawn straight through to the screened balcony overlooking the Robert Trent Jones golf course-a peaceful, open view that truly sets this unit apart. Located on the 4th floor, you'll enjoy the added benefit of no one above you, creating a quieter and more relaxed experience. Inside, the villa features LVP flooring throughout and a clean, comfortable feel, with a layout that sleeps up to six. Offered furnished, partially furnished, or unfurnished, this property provides flexibility for a personal getaway, second home, or occasional rental. Hilton Head Resort is known for its exceptional beach access-take a scenic stroll along the private boardwalk, where marsh views, coastal wildlife, and ocean breezes lead you straight to the sand. Owners and guests enjoy multiple pools, tennis and pickleball courts, fitness center, on-site dining, and 24-hour security. Whether you're looking for a weekend escape or a place to make lasting beach memories, this villa offers a rare combination of top-floor privacy, golf course views, and coastal convenience.

Key facts

• Private boardwalk
• Top floor villa
• Screened balcony

Tags

• TOP FLOOR VILLA
• SCREENED BALCONY
• GOLF COURSE VIEWS
• PRIVATE BOARDWALK
• MULTIPLE POOLS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $263k (6.0% 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; 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 $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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $45k; list at $280k implies a 522% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $263,106 (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 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
10. 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.
11. 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.
12. 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: 1.04% ✓
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.79
• GRM: 8.0

CMA / ARV

• ARV (median comp): $306,110
• List price: $279,900
• Delta: -8.56%
• 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: 4.1%
• Equity multiple: 1.24×
• Total profit: $18,730
• Equity at exit: $129,137

10-year hold

• IRR: 7.5%
• Equity multiple: 2.17×
• Total profit: $91,406
• Equity at exit: $201,605

Cash invested: $78,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,900 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-301

Break-even live

Break-even rent $3,281

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: $69,975
• Closing costs: $8,397
• 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: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $279,900 Active 63 DOM
2. 2026-06-17
   days on market $279,900 Active 62 DOM
3. 2026-06-16
   days on market $279,900 Active 61 DOM
4. 2026-06-15
   days on market $279,900 Active 60 DOM
5. 2026-06-14
   days on market $279,900 Active 58 DOM
6. 2026-06-13
   days on market $279,900 Active 57 DOM
7. 2026-06-10
   days on market $279,900 Active 55 DOM
8. 2026-06-09
   days on market $279,900 Active 54 DOM
9. 2026-06-08
   days on market $279,900 Active 53 DOM
10. 2026-06-07
    days on market $279,900 Active 52 DOM
11. 2026-06-05
    days on market $279,900 Active 49 DOM
12. 2026-06-03
    days on market $279,900 Active 48 DOM
13. 2026-06-02
    days on market $279,900 Active 47 DOM
14. 2026-06-01
    days on market $279,900 Active 46 DOM
15. 2026-05-31
    days on market $279,900 Active 45 DOM
16. 2026-04-16
    listed $279,900 Active 1417-char remark

    Show marketing remark (1417 chars)

    Welcome tο Hіlton Ηеad Resοrt‐where coastal living meеtѕ everyday ease, and this top-floor villa offers one of the best views in the community. This 2-bedroom, 2-bath villa is ideally located in Building 2, known for its quieter setting and convenient access to pickleball, sun deck, and garden areas. From the moment you walk in, your eye is drawn straight through to the screened balcony overlooking the Robert Trent Jones golf course-a peaceful, open view that truly sets this unit apart. Located on the 4th floor, you'll enjoy the added benefit of no one above you, creating a quieter and more relaxed experience. Inside, the villa features LVP flooring throughout and a clean, comfortable feel, with a layout that sleeps up to six. Offered furnished, partially furnished, or unfurnished, this property provides flexibility for a personal getaway, second home, or occasional rental. Hilton Head Resort is known for its exceptional beach access-take a scenic stroll along the private boardwalk, where marsh views, coastal wildlife, and ocean breezes lead you straight to the sand. Owners and guests enjoy multiple pools, tennis and pickleball courts, fitness center, on-site dining, and 24-hour security. Whether you're looking for a weekend escape or a place to make lasting beach memories, this villa offers a rare combination of top-floor privacy, golf course views, and coastal convenience.

17. 2003-04-15
    soldstatus $45,000 65-char remark

    Show marketing remark (65 chars)

    short walk to beach, excellent condition, views parking and golf.

18. 2003-02-12
    listed $48,900 65-char remark

    Show marketing remark (65 chars)

    short walk to beach, excellent condition, views parking and golf.

ⓘ 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: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$7,896
• − Depreciation: −$8,143
• Taxable loss: −$8,084
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-1,676/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 · 3 photos

Fair 45/100 Cosmetic rehab

This top-floor villa in Hilton Head Island offers a peaceful view and is in fair condition, with minor repairs and maintenance needed to enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears slightly faded and could benefit from touch-up.
• Minor Landscaping — Minimal landscaping, needs some attention.

Value-add opportunities

• Resale Paint touch-up — Fresh paint can make a significant difference in curb appeal.
• Rental Landscaping maintenance — Well-maintained landscaping can attract more tenants and improve curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly faded and could benefit from touch-up.	Minor	$500–3,000
Landscaping · Minimal landscaping, needs some attention.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint touch-up — Fresh paint can make a significant difference in curb appeal. ↑
• Rental Landscaping maintenance — Well-maintained landscaping can attract more tenants and improve curb appeal. ↑

ⓘ 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

+472.4% since first listed

3 events — show timeline

• 2026-04-16 Listed $279,900 RSMLS
• 2003-04-15 Sold (MLS) $45,000 RSMLS
• 2003-02-12 Listed $48,900 RSMLS