663 William Hilton Pkwy #4114 · Hilton Head Island, SC 29928

$249,999

2 bd · 2.0 ba · 831 sqft · Condo public records · 210 Days on market

Built 1982 Good condition $301/sqft · 15% below area Est $294k · 15% 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 +14.2/15.0
• Cash flow +12.3/30.0
• 1% rule +6.6/10.0
• Appreciation +6.6/10.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks MLS

Discovеr true сoаѕtal living іn thіs beautifully updated 2 bedroοm, 2 bаthroom villa located in a desirable oceanfront Hilton Head resort. Offered fully furnished, the villa features luxury vinyl plank flooring throughout, a updated kitchen with ss appliances, and modernized bathrooms, along with views overlooking the tennis courts. Enjoy an impressive array of resort-style amenities, including beach access with seasonal shuttle service, indoor and outdoor pools, tennis and pickleball courts, a sauna, jacuzzi, fitness center, and a bar and grill at the main pool, plus a beach bar and grill. Ideal as a vacation getaway or income-producing rental property.

Key facts

• Fitness center
• Updated kitchen
• Beach access

Tags

• UPDATED KITCHEN
• BEACH ACCESS
• INDOOR AND OUTDOOR POOLS
• TENNIS AND PICKLEBALL COURTS
• FITNESS CENTER
• BAR AND GRILL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-44 ($-532/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.1% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 2.3% 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); 1004 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 71d 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).

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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $250k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $219,999 (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 210 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: 1.16% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 7.2

CMA / ARV

• ARV (median comp): $293,649
• List price: $249,999
• Delta: -14.86%
• 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 #4221	0.01mi	2/2.0	831 (0%)	0mo	$265,000	$319	99
663 William Hilton Pkwy #4319	0.00mi	2/2.0	831 (0%)	1mo	$255,000	$307	99
663 William Hilton Pkwy #4413	0.00mi	2/2.0	831 (0%)	2mo	$252,500	$304	98
663 William Hilton Pkwy #1322	0.01mi	2/2.0	843 (+1%)	2mo	$290,000	$344	96
663 William Hilton Pkwy #1421	0.13mi	2/2.0	843 (+1%)	1mo	$270,000	$320	91
40 Folly Field Rd Unit B2	1.05mi	2/2.0	888 (+7%)	1mo	$315,000	$355	53
40 Folly Field Rd Unit B4	1.05mi	2/2.0	888 (+7%)	2mo	$335,000	$377	52
40 Folly Field Rd Unit G17	1.05mi	2/2.0	888 (+7%)	2mo	$312,000	$351	52
45 Folly Field Rd Unit 13K	1.26mi	2/2.0	757 (-9%)	0mo	$320,000	$423	50
45 Folly Field Rd Unit 8L	1.26mi	2/2.0	757 (-9%)	0mo	$365,000	$482	50
45 Folly Field Rd Unit 19E	1.26mi	2/2.0	757 (-9%)	2mo	$335,000	$443	48
43 Folly Field Rd #50	1.24mi	2/1.5	1,022 (+23%)	2mo	$410,000	$401	36

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: 7.6%
• Equity multiple: 1.44×
• Total profit: $31,137
• Equity at exit: $115,341

10-year hold

• IRR: 10.4%
• Equity multiple: 2.61×
• Total profit: $112,995
• Equity at exit: $180,068

Cash invested: $70,000 (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: 50% of active listings are priced below it
• ARV vs active asking: +7.3% 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: 1004
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$236 /mo · $2,838/yr
• Insurance: −$104
• HOA: −$685
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-44

Break-even live

Break-even rent $2,958

Max offer price $242,163

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $26	+0% $-44	+5% $-115	+10% $-186
Rent	-10% $-274	-5% $-159	+0% $-44	+5% $70	+10% $185
Rate	-1.0pp $82	-0.5pp $19	base $-44	+0.5pp $-109	+1.0pp $-175

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• 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	70d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	93d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	63d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	93d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	70d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	63d	2	1.45mi

HOA detail $685/mo · $8,220/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $249,999 Active 210 DOM
2. 2026-08-07
   days on market $249,999 Active 209 DOM
3. 2026-08-06
   days on market $249,999 Active 208 DOM
4. 2026-08-05
   days on market $249,999 Active 207 DOM
5. 2026-08-04
   days on market $249,999 Active 206 DOM
6. 2026-08-03
   days on market $249,999 Active 205 DOM
7. 2026-07-31
   days on market $249,999 Active 202 DOM
8. 2026-07-30
   days on market $249,999 Active 201 DOM
9. 2026-07-29
   days on market $249,999 Active 200 DOM
10. 2026-07-27
    days on market $249,999 Active 198 DOM
11. 2026-07-25
    days on market $249,999 Active 196 DOM
12. 2026-07-23
    days on market $249,999 Active 194 DOM
13. 2026-07-22
    days on market $249,999 Active 193 DOM
14. 2026-07-21
    days on market $249,999 Active 192 DOM
15. 2026-07-18
    days on market $249,999 Active 189 DOM
16. 2026-07-16
    days on market $249,999 Active 187 DOM
17. 2026-07-16
    days on market $249,999 Active 186 DOM
18. 2026-07-14
    days on market $249,999 Active 185 DOM
19. 2026-07-13
    days on market $249,999 Active 184 DOM
20. 2026-07-12
    days on market $249,999 Active 183 DOM
21. 2026-07-11
    days on market $249,999 Active 182 DOM
22. 2026-07-10
    days on market $249,999 Active 181 DOM
23. 2026-07-09
    days on market $249,999 Active 180 DOM
24. 2026-07-08
    days on market $249,999 Active 179 DOM
25. 2026-07-07
    days on market $249,999 Active 178 DOM
26. 2026-07-06
    days on market $249,999 Active 177 DOM
27. 2026-07-05
    days on market $249,999 Active 176 DOM
28. 2026-07-04
    days on market $249,999 Active 175 DOM
29. 2026-07-03
    days on market $249,999 Active 174 DOM
30. 2026-07-02
    days on market $249,999 Active 173 DOM
31. 2026-07-01
    days on market $249,999 Active 172 DOM
32. 2026-06-30
    days on market $249,999 Active 171 DOM
33. 2026-06-30
    price $249,999 Active 170 DOM
34. 2026-06-29
    days on market $254,000 Active 170 DOM
35. 2026-06-28
    days on market $254,000 Active 169 DOM
36. 2026-06-28
    days on market $254,000 Active 168 DOM
37. 2026-06-27
    days on market $254,000 Active 167 DOM
38. 2026-06-25
    days on market $254,000 Active 165 DOM
39. 2026-06-23
    days on market $254,000 Active 163 DOM
40. 2026-06-21
    days on market $254,000 Active 162 DOM
41. 2026-06-18
    days on market $254,000 Active 159 DOM
42. 2026-06-17
    days on market $254,000 Active 158 DOM
43. 2026-06-16
    days on market $254,000 Active 157 DOM
44. 2026-06-15
    days on market $254,000 Active 156 DOM
45. 2026-06-14
    days on market $254,000 Active 154 DOM
46. 2026-06-13
    days on market $254,000 Active 153 DOM
47. 2026-06-10
    days on market $254,000 Active 151 DOM
48. 2026-06-09
    days on market $254,000 Active 150 DOM
49. 2026-06-08
    days on market $254,000 Active 149 DOM
50. 2026-06-07
    days on market $254,000 Active 148 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: $2,838 · $236/mo
• Projected year-2 tax: $2,838 · $236/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: −$14,004
• − Property taxes: −$2,838
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$8,220
• − Depreciation: −$7,273
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $508/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,155–$12,465 screening

This well-maintained and updated townhouse is in good condition and ready for immediate occupancy. It offers a great value for both resale and rental purposes.

Components & finishes AI

Flooring tile Counters granite Appliances stainless steel

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring in the living areas — Replacing worn-out flooring can improve the overall look and feel of the living spaces, making the property more appealing to both buyers and renters. ↑

ⓘ 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

+285.4% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $254,000 RSMLS
• 2026-04-21 Price Changed $259,000 RSMLS
• 2026-03-21 Price Changed $265,000 RSMLS
• 2026-03-02 Price Changed $270,000 RSMLS
• 2026-01-10 Listed $275,000 RSMLS
• 2020-06-26 Sold (MLS) $154,900 RSMLS
• 2020-05-08 Listed $154,900 RSMLS
• 1997-08-05 Sold (Public Records) $29,500 Public Records
• 1989-03-01 Sold (Public Records) $30,000 Public Records
• 1983-04-01 Sold (Public Records) $65,900 Public Records

Property tax history

+22.3%/yr

Latest (2025): $2,838 · +1.4% YoY. Source: county tax records.