663 William Hilton Pkwy #2306 · Hilton Head Island, SC 29928

$324,000

2 bd · 2.0 ba · 843 sqft · Condo · 20 Days on market

Built 1982 Good condition

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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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks

OCEANFRΟNΤ BΑRGΑIN - Τhе lowest-priced 2 bedroοm οcean view condo on Hilton Head Island. Kitchen has quartz countertops and stainless steel appliances. Water heater and HVAC were replaced in 2023. Easy in and out - only a few steps to the stairs and a short walk to the elevator. Close to the sundeck. Has been a workhorse rental for over a decade. Hilton Head Resort has beach access, gated security, an oceanfront tiki bar, two outdoor pools, one indoor pool, tennis and a fitness center.

Key facts

• Quartz countertops
• Gated security
• Oceanfront tiki bar

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BEACH ACCESS
• GATED SECURITY
• OCEANFRONT TIKI BAR
• OUTDOOR POOLS

Property features AI

Finance

• HOA & community: Association covers management, common areas, cable TV, flood insurance, internet, grounds maintenance, structure maintenance, pest control, pool(s), reserve fund, sewer, tennis courts, trash, and water; Community amenities include beach access/rights, fitness center, barbecue, pickleball, pool, guard, and tennis courts

Exterior

• Parking: Unassigned parking
• Security: Security gate; Security guard
• Utilities: Public water
• Home design: Condominium / Unit (multi-unit building)
• Construction: Block and stucco construction
• Exterior features: Balcony; Waterfront property; Has a view; Faces east

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Refrigerator; Stove
• Bedrooms: Includes Living Room, Kitchen, Dining Room (room types listed)
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump heating; Central air conditioning; Electric cooling; Heat pump cooling
• Interior features: Furnished; Ceiling fan(s); Cable TV
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (8.9% below list).
• Recommended offer: $295k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 7 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 $13k 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $91k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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 20 days — a 2% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Recommended offer $295,013 (8.9% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.2

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: 9.3%
• Equity multiple: 1.54×
• Total profit: $49,159
• Equity at exit: $149,483

10-year hold

• IRR: 11.8%
• Equity multiple: 2.80×
• Total profit: $163,533
• Equity at exit: $233,369

Cash invested: $90,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,950 high
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,860/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $92

Break-even live

Break-even rent $2,834

Max offer price $324,000

Occupancy floor 92%

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.06mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	44d	1	0.22mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.58mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	44d	1	1.34mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	21d	2	1.39mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	2	1.39mi
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$2,902	$2.47	13d	9	1.43mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $324,000 Active 20 DOM
2. 2026-06-17
   days on market $324,000 Active 19 DOM
3. 2026-06-16
   days on market $324,000 Active 18 DOM
4. 2026-06-15
   days on market $324,000 Active 17 DOM
5. 2026-06-14
   days on market $324,000 Active 15 DOM
6. 2026-06-13
   remarks 490-char remark
7. 2026-06-13
   pricedays on market $324,000 Active 14 DOM
8. 2026-06-10
   days on market $349,000 Active 12 DOM
9. 2026-06-09
   days on market $349,000 Active 11 DOM
10. 2026-06-08
    days on market $349,000 Active 10 DOM
11. 2026-06-07
    days on market $349,000 Active 9 DOM
12. 2026-06-05
    days on market $349,000 Active 6 DOM
13. 2026-06-03
    days on market $349,000 Active 5 DOM
14. 2026-06-02
    days on market $349,000 Active 4 DOM
15. 2026-06-01
    days on market $349,000 Active 3 DOM
16. 2026-05-31
    days on market $349,000 Active 2 DOM
17. 2026-05-30
    remarks 457-char remark
18. 2026-05-30
    listed $349,000 Active 1 DOM

ⓘ 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: $35,402
• − Mortgage interest: −$18,149
• − Property taxes: −$4,860
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$9,425
• Taxable loss: −$4,317
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $2,134/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, move-in-ready condo offers a great ocean view and is located in a gated community with amenities. Minor updates to the interior and exterior could further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans — Modern ceiling fans improve air circulation and add to the home's appeal
• Both Replace flooring — Hardwood floors are in good condition but could be replaced with more modern materials to increase value
• Both Replace kitchen countertops — Quartz countertops are in good condition but could be replaced with more modern materials to increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans — Modern ceiling fans improve air circulation and add to the home's appeal ↑
• Both Replace flooring — Hardwood floors are in good condition but could be replaced with more modern materials to increase value ↑
• Both Replace kitchen countertops — Quartz countertops are in good condition but could be replaced with more modern materials to increase 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

1 event — show timeline

• 2026-05-29 Listed $349,000 RSMLS