663 William Hilton Pkwy #4336 · Hilton Head Island, SC 29928

$295,000

2 bd · 2.0 ba · 831 sqft · Condo · 167 Days on market

Built 1982 Good condition $355/sqft · at area comps Est $305k · at est.

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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 +9.0/15.0
• Cash flow +7.2/30.0
• Appreciation +6.6/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +1.4/10.0

Listing remarks MLS

Beautifullу renοvatеd 2 bеdroom, 2 bath vіllа in the gated Hilton Head Rеѕort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

Key facts

• Private boardwalk
• Indoor heated pool
• Two outdoor pools

Tags

• GATED HILTON HEAD RESORT
• OVERLOOKS THE TENNIS COURTS
• DIRECT BEACH ACCESS
• PRIVATE BOARDWALK
• TWO OUTDOOR POOLS
• INDOOR HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/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 $290k (1.6% below list).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 2.9% 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); 845 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 $12k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $259,600 (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 167 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: 0.98% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.87%
• DSCR: 0.74
• GRM: 8.5

CMA / ARV

• ARV (median comp): $305,305
• List price: $295,000
• Delta: -3.38%
• 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: 2.9%
• Equity multiple: 1.17×
• Total profit: $14,156
• Equity at exit: $136,103

10-year hold

• IRR: 6.5%
• Equity multiple: 2.02×
• Total profit: $84,114
• Equity at exit: $212,481

Cash invested: $82,600 (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: 845
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-404

Break-even live

Break-even rent $3,414

Max offer price $236,489

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-302	+0% $-404	+5% $-506	+10% $-608
Rent	-10% $-634	-5% $-519	+0% $-404	+5% $-290	+10% $-175
Rate	-1.0pp $-256	-0.5pp $-329	base $-404	+0.5pp $-481	+1.0pp $-559

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: $73,750
• Closing costs: $8,850
• 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	22d	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	22d	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: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $295,000 Active 167 DOM
2. 2026-06-18
   days on market $295,000 Active 164 DOM
3. 2026-06-17
   days on market $295,000 Active 163 DOM
4. 2026-06-16
   days on market $295,000 Active 162 DOM
5. 2026-06-15
   days on market $295,000 Active 161 DOM
6. 2026-06-14
   days on market $295,000 Active 159 DOM
7. 2026-06-13
   days on market $295,000 Active 158 DOM
8. 2026-06-10
   days on market $295,000 Active 156 DOM
9. 2026-06-09
   days on market $295,000 Active 155 DOM
10. 2026-06-08
    days on market $295,000 Active 154 DOM
11. 2026-06-07
    days on market $295,000 Active 153 DOM
12. 2026-06-05
    days on market $295,000 Active 150 DOM
13. 2026-06-03
    days on market $295,000 Active 149 DOM
14. 2026-06-02
    days on market $295,000 Active 148 DOM
15. 2026-06-01
    days on market $295,000 Active 147 DOM
16. 2026-05-31
    days on market $295,000 Active 146 DOM
17. 2026-04-22
    price $295,000 665-char remark

    Show marketing remark (657 chars)

    Beautifully renovated 2 bedroom, 2 bath villa in the gated Hilton Head Resort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

18. 2026-04-22
    price $295,000 657-char remark

    Show marketing remark (657 chars)

    Beautifully renovated 2 bedroom, 2 bath villa in the gated Hilton Head Resort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

19. 2026-03-23
    price $300,000 665-char remark

    Show marketing remark (657 chars)

    Beautifully renovated 2 bedroom, 2 bath villa in the gated Hilton Head Resort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

20. 2026-03-23
    price $300,000 657-char remark

    Show marketing remark (657 chars)

    Beautifully renovated 2 bedroom, 2 bath villa in the gated Hilton Head Resort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

21. 2026-02-17
    price $305,000 665-char remark

    Show marketing remark (665 chars)

    Beautifullу renοvatеd 2 bеdroom, 2 bath vіllа in the gated Hilton Head Rеѕort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

22. 2026-01-05
    listed $310,000 Active 665-char remark

    Show marketing remark (657 chars)

    Beautifully renovated 2 bedroom, 2 bath villa in the gated Hilton Head Resort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

23. 2026-01-05
    listed $305,000 Active 657-char remark

    Show marketing remark (657 chars)

    Beautifully renovated 2 bedroom, 2 bath villa in the gated Hilton Head Resort! This light-filled, fully furnished condo overlooks the tennis courts, is truly move-in ready, and boasts a solid rental history. Features include an open-concept layout, fresh interior paint, updated furnishings, and durable LVP flooring throughout. Enjoy direct beach access via a private boardwalk or seasonal shuttle. Resort-style amenities include two outdoor pools, an indoor heated pool, indoor track, six lighted tennis courts, fitness center, sauna, jacuzzi, and a popular beach bar. Convenient mid-island location near Shelter Cove, dining, shopping, and entertainment.

24. 2025-05-20
    price $315,000
25. 2025-03-24
    price $319,000
26. 2024-10-22
    price $322,000
27. 2024-09-27
    price $323,000
28. 2024-09-16
    price $324,000
29. 2024-08-27
    listed $329,000 Active
30. 2024-02-16
    soldstatus $295,000 Closed
31. 2024-01-30
    status Pending
32. 2023-12-08
    listed $305,000 Active
33. 2021-03-16
    soldstatus $170,000
34. 2021-02-08
    listed $159,000
35. 2013-10-31
    soldstatus $62,000
36. 2013-05-15
    listed $69,500

ⓘ 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: $34,820
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$8,582
• Taxable loss: −$9,654
• Est. tax savings @ 24.0%: +$2,317
• After-tax cash flow: $-2,535/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready, fully furnished condo in the gated Hilton Head Resort offers a solid rental history and direct beach access.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and mulch landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and mulch landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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

+324.5% since first listed

20 events — show timeline

• 2026-04-22 Price Changed $295,000 RSMLS
• 2026-04-22 Price Changed $295,000 LRMLS
• 2026-03-23 Price Changed $300,000 RSMLS
• 2026-03-23 Price Changed $300,000 LRMLS
• 2026-02-17 Price Changed $305,000 RSMLS
• 2026-01-05 Listed $310,000 RSMLS
• 2026-01-05 Listed $305,000 LRMLS
• 2025-05-20 Price Changed $315,000 RSMLS
• 2025-03-24 Price Changed $319,000 RSMLS
• 2024-10-22 Price Changed $322,000 RSMLS
• 2024-09-27 Price Changed $323,000 RSMLS
• 2024-09-16 Price Changed $324,000 RSMLS
• 2024-08-27 Listed $329,000 RSMLS
• 2024-02-16 Sold (MLS) $295,000 RSMLS
• 2024-01-30 Pending — RSMLS
• 2023-12-08 Listed $305,000 RSMLS
• 2021-03-16 Sold (MLS) $170,000 RSMLS
• 2021-02-08 Listed $159,000 RSMLS
• 2013-10-31 Sold (MLS) $62,000 RSMLS
• 2013-05-15 Listed $69,500 RSMLS