663 William Hilton Pkwy #4427 · Hilton Head Island, SC 29928

$311,900

2 bd · 2.0 ba · 831 sqft · Condo · 144 Days on market

Built 1982 Good condition $375/sqft · 8% above area Est $288k · 8% over

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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).

• Appreciation +6.6/10.0
• Cash flow +6.5/30.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• ARV discount +3.8/15.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Brand new HVΑC and ΗW Hеаter! Welcοmе to this fully furnished and fully equірped 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head. Top-floor unit complete with LVP floors and a spacious open-concept, making it an ideal vacation home or rental opportunity. Great rental history and over 55 nights already booked through July. Enjoy an array of incredible amenities, including indoor and outdoor pools, convenient beach access, tennis/pickleball courts, and a tropical beach bar. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today.

Key facts

• New hvac
• Fully equipped
• Hw heater

Tags

• NEW HVAC
• HW HEATER
• FULLY FURNISHED
• FULLY EQUIPPED
• TOP-FLOOR UNIT
• LVP FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-521 ($-6k/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 (7.0% below list).
• Recommended offer: $274k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.3% 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 $12k of equity ($2k loan paydown + $10k 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 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $274,472 (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 144 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: 0.93% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 9.0

CMA / ARV

• ARV (median comp): $288,453
• List price: $311,900
• Delta: 8.13%
• 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: 1.8%
• Equity multiple: 1.10×
• Total profit: $8,939
• Equity at exit: $143,901

10-year hold

• IRR: 5.5%
• Equity multiple: 1.87×
• Total profit: $75,742
• Equity at exit: $224,654

Cash invested: $87,332 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,678/yr
• Insurance: −$130
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-521

Break-even live

Break-even rent $3,561

Max offer price $236,489

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: $77,975
• Closing costs: $9,357
• 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	44d	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	44d	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: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $311,900 Active 144 DOM
2. 2026-06-17
   days on market $311,900 Active 143 DOM
3. 2026-06-16
   days on market $311,900 Active 142 DOM
4. 2026-06-15
   days on market $311,900 Active 141 DOM
5. 2026-06-14
   days on market $311,900 Active 139 DOM
6. 2026-06-13
   days on market $311,900 Active 138 DOM
7. 2026-06-10
   days on market $311,900 Active 136 DOM
8. 2026-06-09
   days on market $311,900 Active 135 DOM
9. 2026-06-08
   days on market $311,900 Active 134 DOM
10. 2026-06-07
    days on market $311,900 Active 133 DOM
11. 2026-06-05
    days on market $311,900 Active 130 DOM
12. 2026-06-03
    days on market $311,900 Active 129 DOM
13. 2026-06-02
    days on market $311,900 Active 128 DOM
14. 2026-06-01
    days on market $311,900 Active 127 DOM
15. 2026-05-31
    days on market $311,900 Active 126 DOM
16. 2026-02-08
    price $311,900 721-char remark

    Show marketing remark (721 chars)

    Brand new HVΑC and ΗW Hеаter! Welcοmе to this fully furnished and fully equірped 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head. Top-floor unit complete with LVP floors and a spacious open-concept, making it an ideal vacation home or rental opportunity. Great rental history and over 55 nights already booked through July. Enjoy an array of incredible amenities, including indoor and outdoor pools, convenient beach access, tennis/pickleball courts, and a tropical beach bar. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today.

17. 2026-01-25
    listed $324,900 Active 721-char remark

    Show marketing remark (721 chars)

    Brand new HVΑC and ΗW Hеаter! Welcοmе to this fully furnished and fully equірped 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head. Top-floor unit complete with LVP floors and a spacious open-concept, making it an ideal vacation home or rental opportunity. Great rental history and over 55 nights already booked through July. Enjoy an array of incredible amenities, including indoor and outdoor pools, convenient beach access, tennis/pickleball courts, and a tropical beach bar. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today.

18. 2024-03-28
    soldstatus $305,000 Closed 647-char remark

    Show marketing remark (647 chars)

    Welcome to this fully furnished 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head! This top-floor unit is complete with/ LVP floors, great appliances, and a spacious open-concept, making it an ideal vacation home or rental opportunity. Located in Hilton Head Resort, you will enjoy an array of incredible amenities, including indoor and outdoor community pools, convenient beach access, tennis/pickleball courts, and more. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today!

19. 2024-03-28
    soldstatus $305,000 Closed

    Show marketing remark (647 chars)

    Welcome to this fully furnished 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head! This top-floor unit is complete with/ LVP floors, great appliances, and a spacious open-concept, making it an ideal vacation home or rental opportunity. Located in Hilton Head Resort, you will enjoy an array of incredible amenities, including indoor and outdoor community pools, convenient beach access, tennis/pickleball courts, and more. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today!

20. 2024-02-27
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Welcome to this fully furnished 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head! This top-floor unit is complete with/ LVP floors, great appliances, and a spacious open-concept, making it an ideal vacation home or rental opportunity. Located in Hilton Head Resort, you will enjoy an array of incredible amenities, including indoor and outdoor community pools, convenient beach access, tennis/pickleball courts, and more. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today!

21. 2024-02-19
    price $309,000 647-char remark

    Show marketing remark (647 chars)

    Welcome to this fully furnished 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head! This top-floor unit is complete with/ LVP floors, great appliances, and a spacious open-concept, making it an ideal vacation home or rental opportunity. Located in Hilton Head Resort, you will enjoy an array of incredible amenities, including indoor and outdoor community pools, convenient beach access, tennis/pickleball courts, and more. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today!

22. 2024-02-19
    price $309,000

    Show marketing remark (647 chars)

    Welcome to this fully furnished 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head! This top-floor unit is complete with/ LVP floors, great appliances, and a spacious open-concept, making it an ideal vacation home or rental opportunity. Located in Hilton Head Resort, you will enjoy an array of incredible amenities, including indoor and outdoor community pools, convenient beach access, tennis/pickleball courts, and more. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today!

23. 2024-01-15
    listed $319,000 Active 647-char remark

    Show marketing remark (647 chars)

    Welcome to this fully furnished 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head! This top-floor unit is complete with/ LVP floors, great appliances, and a spacious open-concept, making it an ideal vacation home or rental opportunity. Located in Hilton Head Resort, you will enjoy an array of incredible amenities, including indoor and outdoor community pools, convenient beach access, tennis/pickleball courts, and more. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today!

24. 2024-01-15
    status Active

    Show marketing remark (647 chars)

    Welcome to this fully furnished 2BD/2BA condo, ideally located just steps away from the beaches of Hilton Head! This top-floor unit is complete with/ LVP floors, great appliances, and a spacious open-concept, making it an ideal vacation home or rental opportunity. Located in Hilton Head Resort, you will enjoy an array of incredible amenities, including indoor and outdoor community pools, convenient beach access, tennis/pickleball courts, and more. Additionally, numerous restaurants and shops are conveniently located nearby, ensuring the convenience and entertainment of island life. Don't miss the chance to see this exceptional condo today!

25. 2024-01-08
    listed $319,000
26. 2023-09-05
    price $322,900
27. 2023-07-04
    price $325,000
28. 2023-06-21
    price $327,900
29. 2023-05-23
    status Active
30. 2023-05-13
    status Pending
31. 2023-05-02
    status Active
32. 2023-04-25
    listed $329,900
33. 2019-05-14
    soldstatus $128,500
34. 2019-05-14
    soldstatus $128,500
35. 2018-09-18
    listed $130,000
36. 2018-09-10
    listed $130,000
37. 2007-06-18
    listed $169,000
38. 2005-10-25
    soldstatus $169,900
39. 2005-06-22
    listed $169,900

ⓘ 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: −$17,471
• − Property taxes: −$4,678
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$9,073
• Taxable loss: −$11,430
• Est. tax savings @ 24.0%: +$2,743
• After-tax cash flow: $-3,511/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 75/100 Cosmetic rehab

This fully furnished and well-maintained 2BD/2BA condo is located just steps away from the beaches of Hilton Head. It features new HVAC and water heater, hardwood floors, and a spacious open-concept layout. The property is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances ambiance and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances ambiance and safety ↑

ⓘ 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

+83.6% since first listed

24 events — show timeline

• 2026-02-08 Price Changed $311,900 RSMLS
• 2026-01-25 Listed $324,900 RSMLS
• 2024-03-28 Sold (MLS) $305,000 RSMLS
• 2024-03-28 Sold (MLS) $305,000 LRMLS
• 2024-02-27 Pending — LRMLS
• 2024-02-19 Price Changed $309,000 LRMLS
• 2024-02-19 Price Changed $309,000 RSMLS
• 2024-01-15 Listed $319,000 LRMLS
• 2024-01-15 Relisted — RSMLS
• 2024-01-08 Listed $319,000 RSMLS
• 2023-09-05 Price Changed $322,900 RSMLS
• 2023-07-04 Price Changed $325,000 RSMLS
• 2023-06-21 Price Changed $327,900 RSMLS
• 2023-05-23 Relisted — RSMLS
• 2023-05-13 Pending — RSMLS
• 2023-05-02 Relisted — RSMLS
• 2023-04-25 Listed $329,900 RSMLS
• 2019-05-14 Sold (MLS) $128,500 RSMLS
• 2019-05-14 Sold (MLS) $128,500 LRMLS
• 2018-09-18 Listed $130,000 RSMLS
• 2018-09-10 Listed $130,000 LRMLS
• 2007-06-18 Listed $169,000 RSMLS
• 2005-10-25 Sold (MLS) $169,900 RSMLS
• 2005-06-22 Listed $169,900 RSMLS