663 William Hilton Pkwy #2301 · Hilton Head Island, SC 29928

$319,900

2 bd · 2.0 ba · 843 sqft · Condo public records · 80 Days on market

Built 1982 $379/sqft · at area comps Est $317k · 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 +7.1/15.0
• Appreciation +6.6/10.0
• Cash flow +6.0/30.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Turnkey and bеautіfully furnіѕhed, this 2‐bеdroom residence in Buіldіng 2 of Hilton Head Resort offers elevated beachside living just moments from the ocean. The updated interior, with custom updates, delivers a clean- modern feel, while recent HVAC improvements enhance efficiency and long-term value. Ideally located mid-island, just 10 minutes from everything-enjoy convenient beach access and nearby oceanfront dining at Coco's on the Beach. Featuring multiple pools and an array of resort-style amenities, with short-term rentals permitted, this property is well-positioned to generate consistent cash flow-an ideal blend of refined coastal retreat and investment opportunity.

Key facts

• Updated interior
• Multiple pools
• Community pool

Tags

• UPDATED INTERIOR
• RECENT HVAC IMPROVEMENTS
• CONVENIENT BEACH ACCESS
• MULTIPLE POOLS
• RESORT-STYLE AMENITIES
• SHORT-TERM RENTALS PERMITTED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/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 $284k (11.3% below list).
• Recommended offer: $284k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 4.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 35% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $283,671 (11.3% 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 80 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 9.4

CMA / ARV

• ARV (median comp): $316,961
• List price: $319,900
• Delta: 0.93%
• 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: 0.8%
• Equity multiple: 1.05×
• Total profit: $4,313
• Equity at exit: $147,591

10-year hold

• IRR: 4.7%
• Equity multiple: 1.75×
• Total profit: $67,048
• Equity at exit: $230,416

Cash invested: $89,572 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$382 /mo · $4,584/yr
• Insurance: −$133
• HOA est. from 8 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-610

Break-even live

Break-even rent $3,609

Max offer price $212,162

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	43d	1	0.03mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	21d	1	0.26mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.57mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $319,900 Active 80 DOM
2. 2026-06-17
   days on market $319,900 Active 79 DOM
3. 2026-06-16
   days on market $319,900 Active 78 DOM
4. 2026-06-15
   days on market $319,900 Active 77 DOM
5. 2026-06-14
   days on market $319,900 Active 75 DOM
6. 2026-06-13
   days on market $319,900 Active 74 DOM
7. 2026-06-10
   days on market $319,900 Active 72 DOM
8. 2026-06-09
   days on market $319,900 Active 71 DOM
9. 2026-06-08
   days on market $319,900 Active 70 DOM
10. 2026-06-07
    days on market $319,900 Active 69 DOM
11. 2026-06-05
    days on market $319,900 Active 66 DOM
12. 2026-06-03
    days on market $319,900 Active 65 DOM
13. 2026-06-02
    days on market $319,900 Active 64 DOM
14. 2026-06-01
    days on market $319,900 Active 63 DOM
15. 2026-05-31
    days on market $319,900 Active 62 DOM
16. 2026-05-05
    price $319,900 681-char remark

    Show marketing remark (681 chars)

    Turnkey and bеautіfully furnіѕhed, this 2‐bеdroom residence in Buіldіng 2 of Hilton Head Resort offers elevated beachside living just moments from the ocean. The updated interior, with custom updates, delivers a clean- modern feel, while recent HVAC improvements enhance efficiency and long-term value. Ideally located mid-island, just 10 minutes from everything-enjoy convenient beach access and nearby oceanfront dining at Coco's on the Beach. Featuring multiple pools and an array of resort-style amenities, with short-term rentals permitted, this property is well-positioned to generate consistent cash flow-an ideal blend of refined coastal retreat and investment opportunity.

17. 2026-04-13
    price $325,000 681-char remark

    Show marketing remark (681 chars)

    Turnkey and bеautіfully furnіѕhed, this 2‐bеdroom residence in Buіldіng 2 of Hilton Head Resort offers elevated beachside living just moments from the ocean. The updated interior, with custom updates, delivers a clean- modern feel, while recent HVAC improvements enhance efficiency and long-term value. Ideally located mid-island, just 10 minutes from everything-enjoy convenient beach access and nearby oceanfront dining at Coco's on the Beach. Featuring multiple pools and an array of resort-style amenities, with short-term rentals permitted, this property is well-positioned to generate consistent cash flow-an ideal blend of refined coastal retreat and investment opportunity.

18. 2026-03-30
    listed $339,000 Active 681-char remark

    Show marketing remark (681 chars)

    Turnkey and bеautіfully furnіѕhed, this 2‐bеdroom residence in Buіldіng 2 of Hilton Head Resort offers elevated beachside living just moments from the ocean. The updated interior, with custom updates, delivers a clean- modern feel, while recent HVAC improvements enhance efficiency and long-term value. Ideally located mid-island, just 10 minutes from everything-enjoy convenient beach access and nearby oceanfront dining at Coco's on the Beach. Featuring multiple pools and an array of resort-style amenities, with short-term rentals permitted, this property is well-positioned to generate consistent cash flow-an ideal blend of refined coastal retreat and investment opportunity.

19. 2024-07-12
    soldstatus $295,000
20. 2024-07-09
    soldstatus $295,000 Closed 590-char remark

    Show marketing remark (590 chars)

    Ideally located on the beach side of the sought-after building 2 in Hilton Head Resort, the sand is just steps away from this modernly appointed villa. The 2 bed 2 bath floorplan makes for a serene family getaway or a profitable STR with the potential to do 40k+ per year. The quaint front porch is situated adjacent to the sunning area in the center of the building. Other amenities include two outdoor pools, an indoor pool with a hot tub, fitness center, sauna, tennis courts, a direct boardwalk to the beach, a restaurant, as well as a beachfront bar. Your private beach getaway awaits!

21. 2024-05-24
    status Pending 590-char remark

    Show marketing remark (590 chars)

    Ideally located on the beach side of the sought-after building 2 in Hilton Head Resort, the sand is just steps away from this modernly appointed villa. The 2 bed 2 bath floorplan makes for a serene family getaway or a profitable STR with the potential to do 40k+ per year. The quaint front porch is situated adjacent to the sunning area in the center of the building. Other amenities include two outdoor pools, an indoor pool with a hot tub, fitness center, sauna, tennis courts, a direct boardwalk to the beach, a restaurant, as well as a beachfront bar. Your private beach getaway awaits!

22. 2024-05-01
    price $299,999 590-char remark

    Show marketing remark (590 chars)

    Ideally located on the beach side of the sought-after building 2 in Hilton Head Resort, the sand is just steps away from this modernly appointed villa. The 2 bed 2 bath floorplan makes for a serene family getaway or a profitable STR with the potential to do 40k+ per year. The quaint front porch is situated adjacent to the sunning area in the center of the building. Other amenities include two outdoor pools, an indoor pool with a hot tub, fitness center, sauna, tennis courts, a direct boardwalk to the beach, a restaurant, as well as a beachfront bar. Your private beach getaway awaits!

23. 2024-03-15
    price $304,999 590-char remark

    Show marketing remark (590 chars)

    Ideally located on the beach side of the sought-after building 2 in Hilton Head Resort, the sand is just steps away from this modernly appointed villa. The 2 bed 2 bath floorplan makes for a serene family getaway or a profitable STR with the potential to do 40k+ per year. The quaint front porch is situated adjacent to the sunning area in the center of the building. Other amenities include two outdoor pools, an indoor pool with a hot tub, fitness center, sauna, tennis courts, a direct boardwalk to the beach, a restaurant, as well as a beachfront bar. Your private beach getaway awaits!

24. 2024-02-22
    status Active 590-char remark

    Show marketing remark (590 chars)

    Ideally located on the beach side of the sought-after building 2 in Hilton Head Resort, the sand is just steps away from this modernly appointed villa. The 2 bed 2 bath floorplan makes for a serene family getaway or a profitable STR with the potential to do 40k+ per year. The quaint front porch is situated adjacent to the sunning area in the center of the building. Other amenities include two outdoor pools, an indoor pool with a hot tub, fitness center, sauna, tennis courts, a direct boardwalk to the beach, a restaurant, as well as a beachfront bar. Your private beach getaway awaits!

25. 2024-02-16
    listed $314,999 590-char remark

    Show marketing remark (590 chars)

    Ideally located on the beach side of the sought-after building 2 in Hilton Head Resort, the sand is just steps away from this modernly appointed villa. The 2 bed 2 bath floorplan makes for a serene family getaway or a profitable STR with the potential to do 40k+ per year. The quaint front porch is situated adjacent to the sunning area in the center of the building. Other amenities include two outdoor pools, an indoor pool with a hot tub, fitness center, sauna, tennis courts, a direct boardwalk to the beach, a restaurant, as well as a beachfront bar. Your private beach getaway awaits!

26. 2022-11-14
    price $329,990
27. 2022-09-02
    price $339,990
28. 2022-08-15
    price $344,000
29. 2022-07-21
    status Active
30. 2022-07-13
    listed $349,000
31. 2022-05-09
    soldstatus $295,000
32. 2022-05-06
    soldstatus $295,000
33. 2022-03-25
    listed $279,000
34. 2009-02-25
    soldstatus $64,700
35. 2008-12-29
    listed $69,900
36. 2006-01-31
    soldstatus $160,000
37. 2006-01-25
    soldstatus $160,000
38. 2005-08-09
    listed $174,500
39. 1998-07-08
    soldstatus $36,500
40. 1996-04-01
    soldstatus $40,000
41. 1995-05-08
    soldstatus $25,000
42. 1994-05-03
    soldstatus $19,000
43. 1982-11-01
    soldstatus $61,900

ⓘ 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: $4,584 · $382/mo
• Projected year-2 tax: $4,584 · $382/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: $34,041
• − Mortgage interest: −$17,919
• − Property taxes: −$4,584
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$7,896
• − Depreciation: −$9,306
• Taxable loss: −$12,711
• Est. tax savings @ 24.0%: +$3,051
• After-tax cash flow: $-4,268/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

+416.8% since first listed

28 events — show timeline

• 2026-05-05 Price Changed $319,900 RSMLS
• 2026-04-13 Price Changed $325,000 RSMLS
• 2026-03-30 Listed $339,000 RSMLS
• 2024-07-12 Sold (Public Records) $295,000 Public Records
• 2024-07-09 Sold (MLS) $295,000 RSMLS
• 2024-05-24 Pending — RSMLS
• 2024-05-01 Price Changed $299,999 RSMLS
• 2024-03-15 Price Changed $304,999 RSMLS
• 2024-02-22 Relisted — RSMLS
• 2024-02-16 Listed $314,999 RSMLS
• 2022-11-14 Price Changed $329,990 RSMLS
• 2022-09-02 Price Changed $339,990 RSMLS
• 2022-08-15 Price Changed $344,000 RSMLS
• 2022-07-21 Relisted — RSMLS
• 2022-07-13 Listed $349,000 RSMLS
• 2022-05-09 Sold (Public Records) $295,000 Public Records
• 2022-05-06 Sold (MLS) $295,000 RSMLS
• 2022-03-25 Listed $279,000 RSMLS
• 2009-02-25 Sold (MLS) $64,700 RSMLS
• 2008-12-29 Listed $69,900 RSMLS
• 2006-01-31 Sold (Public Records) $160,000 Public Records
• 2006-01-25 Sold (MLS) $160,000 RSMLS
• 2005-08-09 Listed $174,500 RSMLS
• 1998-07-08 Sold (Public Records) $36,500 Public Records
• 1996-04-01 Sold (Public Records) $40,000 Public Records
• 1995-05-08 Sold (Public Records) $25,000 Public Records
• 1994-05-03 Sold (Public Records) $19,000 Public Records
• 1982-11-01 Sold (Public Records) $61,900 Public Records

Property tax history

+15.1%/yr

Latest (2025): $4,584 · +38.8% YoY. Source: county tax records.