663 William Hilton Pkwy #4431 · Hilton Head Island, SC 29928

$292,000

2 bd · 2.0 ba · 831 sqft · Condo public records · 13 Days on market

Built 1982

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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 +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +6.6/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Fantastic turn-key opportunity in Four Seasons, Hilton Head Resort Villas! This 2 bed, 2 bath, 831 sq ft renovated condo is the perfect spot for a short-term rental or secondary home. Fourth floor unit boasts gorgeous landscape views from your own private balcony and is fully furnished features beautiful LVP flooring throughout the main living areas. Conveniently located near the beautiful beaches of Hilton Head, shops, and restaurants. Hilton Head Resort is a 24/7 privately gated community and amenities include indoor and outdoor pools, fitness center, tennis courts, sauna, and much more!

Key facts

• Private beach access
• Updated kitchen
• Three pools

Tags

• SCREENED IN REAR BALCONY
• OPEN CONCEPT LAYOUT
• UPDATED KITCHEN
• PRIVATE BEACH ACCESS
• GATED OCEANFRONT COMMUNITY
• THREE POOLS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association covers management, common areas, cable TV, flood insurance, internet, grounds and structure maintenance, pest control, pool(s), reserve fund, sewer, tennis courts, trash, and water; Community amenities include beach access/rights, fitness center, barbecue area, pickleball, pool, guard, and tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard; Fire sprinkler system; Smoke detectors
• Utilities: Public water
• Home design: Single-story building; Faces south
• Construction: Wood siding; Asphalt roof
• Exterior features: Balcony; Enclosed porch; Rear porch; Patio; Porch; Screened porch; Community solar-heated pool

Interior

• Kitchen: Dishwasher; Freezer; Disposal; Icemaker; Microwave; Oven; Range; Refrigerator
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Fireplace with fireplace screen; Furnished; Multiple closets; Cable TV; Window treatments; Insulated windows
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $292k.

Deal economics

• At list price, monthly cash flow is $-376 ($-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 (0.6% below list).
• Recommended offer: $290k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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 $290,167 (0.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.19×
• Total profit: $15,580
• Equity at exit: $134,719

10-year hold

• IRR: 6.8%
• Equity multiple: 2.06×
• Total profit: $86,663
• Equity at exit: $210,320

Cash invested: $81,760 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,531
• Tax from tax record: −$357 /mo · $4,285/yr
• Insurance: −$122
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-376

Break-even live

Break-even rent $3,377

Max offer price $225,628

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: $73,000
• Closing costs: $8,760
• 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	21d	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	21d	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 11 events

1. 2026-06-18
   days on market $292,000 Active 13 DOM
2. 2026-06-17
   days on market $292,000 Active 12 DOM
3. 2026-06-16
   days on market $292,000 Active 11 DOM
4. 2026-06-15
   days on market $292,000 Active 10 DOM
5. 2026-06-14
   days on market $292,000 Active 8 DOM
6. 2026-06-13
   days on market $292,000 Active 7 DOM
7. 2026-06-10
   days on market $292,000 Active 5 DOM
8. 2026-06-09
   days on market $292,000 Active 4 DOM
9. 2026-06-08
   days on market $292,000 Active 3 DOM
10. 2026-06-07
    remarks 680-char remark
11. 2026-06-07
    listed $292,000 Active 2 DOM

ⓘ 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: $4,285 · $357/mo
• Projected year-2 tax: $4,285 · $357/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: −$16,357
• − Property taxes: −$4,285
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$8,495
• Taxable loss: −$9,243
• Est. tax savings @ 24.0%: +$2,218
• After-tax cash flow: $-2,290/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

+323.8% since first listed

22 events — show timeline

• 2026-06-05 Listed $292,000 RSMLS
• 2023-03-07 Sold (Public Records) $275,000 Public Records
• 2023-03-06 Sold (MLS) $275,000 RSMLS
• 2023-03-06 Sold (MLS) $275,000 LRMLS
• 2023-02-02 Pending — RSMLS
• 2023-01-18 Relisted — RSMLS
• 2023-01-14 Pending — LRMLS
• 2023-01-12 Pending — RSMLS
• 2022-12-02 Listed $290,000 RSMLS
• 2022-12-02 Listed $290,000 LRMLS
• 2019-11-08 Sold (Public Records) $115,000 Public Records
• 2019-11-05 Sold (MLS) $115,000 RSMLS
• 2019-10-11 Listed $125,000 RSMLS
• 2017-01-20 Sold (Public Records) $306,000 Public Records
• 2017-01-17 Sold (MLS) $76,500 RSMLS
• 2016-12-27 Listed $89,900 RSMLS
• 2014-12-26 Sold (Public Records) $55,000 Public Records
• 2014-12-11 Sold (MLS) $55,000 RSMLS
• 2014-04-21 Listed $68,000 RSMLS
• 1997-10-22 Sold (Public Records) $32,000 Public Records
• 1991-09-10 Sold (Public Records) $16,500 Public Records
• 1983-04-01 Sold (Public Records) $68,900 Public Records

Property tax history

+26.9%/yr

Latest (2025): $4,285 · +1.4% YoY. Source: county tax records.