663 William Hilton Pkwy #4209 · Hilton Head Island, SC 29928

$279,000

2 bd · 2.0 ba · 831 sqft · Condo public records · 258 Days on market

Built 1982 $336/sqft · 7% below area Est $299k · 7% under

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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 +10.5/15.0
• Cash flow +7.6/30.0
• Appreciation +6.6/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Discovеr Villа 4209 at Ηіlton Heаd Rеsort, an ocean orientеd сomplex offering comfort, convenience, and outstanding amenities. This beautifully updated 2 bedroom, 2 bath villa features an open layout with laminate flooring, a spacious living and dining area, and a fully equipped kitchen with stainless steel appliances. Recent updates include a new electrical service panel and GFCI outlets. The primary suite offers a king bed and private bath, while the guest bedroom includes a double bed with twin bunk and access to a second full bath. Both bedrooms include Roku TVs, and the private porch overlooks the tennis courts. Enjoy gated mid island living with beach access, pools, fitness center, sauna, steam room, bike rentals, laundry, and Coco's on the Beach nearby.

Key facts

• Private porch
• Two outdoor pools
• Private beach access

Tags

• OPEN-CONCEPT LAYOUT
• FULLY EQUIPPED KITCHEN
• PRIVATE PORCH
• PRIVATE BEACH ACCESS
• TWO OUTDOOR POOLS
• INDOOR POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.9% 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $20k (7%) 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 $245,520 (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 258 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: 1.04% ✓
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 8.0

CMA / ARV

• ARV (median comp): $298,895
• List price: $279,000
• Delta: -6.66%
• 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: 3.6%
• Equity multiple: 1.21×
• Total profit: $16,552
• Equity at exit: $128,722

10-year hold

• IRR: 7.1%
• Equity multiple: 2.11×
• Total profit: $86,621
• Equity at exit: $200,957

Cash invested: $78,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$116
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-334

Break-even live

Break-even rent $3,325

Max offer price $219,981

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: $69,750
• Closing costs: $8,370
• 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	20d	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	20d	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: electricpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $279,000 Active 258 DOM
2. 2026-06-17
   days on market $279,000 Active 257 DOM
3. 2026-06-16
   days on market $279,000 Active 256 DOM
4. 2026-06-15
   days on market $279,000 Active 255 DOM
5. 2026-06-14
   days on market $279,000 Active 253 DOM
6. 2026-06-13
   days on market $279,000 Active 252 DOM
7. 2026-06-10
   days on market $279,000 Active 250 DOM
8. 2026-06-09
   days on market $279,000 Active 249 DOM
9. 2026-06-08
   days on market $279,000 Active 248 DOM
10. 2026-06-07
    days on market $279,000 Active 247 DOM
11. 2026-06-05
    days on market $279,000 Active 244 DOM
12. 2026-06-03
    days on market $279,000 Active 243 DOM
13. 2026-06-02
    days on market $279,000 Active 242 DOM
14. 2026-06-01
    days on market $279,000 Active 241 DOM
15. 2026-05-31
    days on market $279,000 Active 240 DOM
16. 2026-04-23
    price $279,000 774-char remark

    Show marketing remark (774 chars)

    Discovеr Villа 4209 at Ηіlton Heаd Rеsort, an ocean orientеd сomplex offering comfort, convenience, and outstanding amenities. This beautifully updated 2 bedroom, 2 bath villa features an open layout with laminate flooring, a spacious living and dining area, and a fully equipped kitchen with stainless steel appliances. Recent updates include a new electrical service panel and GFCI outlets. The primary suite offers a king bed and private bath, while the guest bedroom includes a double bed with twin bunk and access to a second full bath. Both bedrooms include Roku TVs, and the private porch overlooks the tennis courts. Enjoy gated mid island living with beach access, pools, fitness center, sauna, steam room, bike rentals, laundry, and Coco's on the Beach nearby.

17. 2026-02-20
    price $284,000 774-char remark

    Show marketing remark (774 chars)

    Discovеr Villа 4209 at Ηіlton Heаd Rеsort, an ocean orientеd сomplex offering comfort, convenience, and outstanding amenities. This beautifully updated 2 bedroom, 2 bath villa features an open layout with laminate flooring, a spacious living and dining area, and a fully equipped kitchen with stainless steel appliances. Recent updates include a new electrical service panel and GFCI outlets. The primary suite offers a king bed and private bath, while the guest bedroom includes a double bed with twin bunk and access to a second full bath. Both bedrooms include Roku TVs, and the private porch overlooks the tennis courts. Enjoy gated mid island living with beach access, pools, fitness center, sauna, steam room, bike rentals, laundry, and Coco's on the Beach nearby.

18. 2025-10-03
    listed $299,000 Active 774-char remark

    Show marketing remark (774 chars)

    Discovеr Villа 4209 at Ηіlton Heаd Rеsort, an ocean orientеd сomplex offering comfort, convenience, and outstanding amenities. This beautifully updated 2 bedroom, 2 bath villa features an open layout with laminate flooring, a spacious living and dining area, and a fully equipped kitchen with stainless steel appliances. Recent updates include a new electrical service panel and GFCI outlets. The primary suite offers a king bed and private bath, while the guest bedroom includes a double bed with twin bunk and access to a second full bath. Both bedrooms include Roku TVs, and the private porch overlooks the tennis courts. Enjoy gated mid island living with beach access, pools, fitness center, sauna, steam room, bike rentals, laundry, and Coco's on the Beach nearby.

19. 2025-08-19
    price $299,000
20. 2025-03-04
    listed $313,000 Active
21. 2022-09-13
    soldstatus $313,333
22. 2022-09-12
    soldstatus $313,333 Closed
23. 2022-08-15
    status Pending
24. 2022-07-07
    listed $333,000 Active
25. 2020-03-18
    soldstatus $126,333
26. 2017-09-27
    soldstatus $83,777
27. 2017-09-26
    soldstatus $83,777
28. 2017-09-26
    soldstatus $83,777
29. 2017-08-18
    listed $73,500
30. 2017-08-17
    listed $73,500
31. 2014-01-07
    listed $64,900
32. 2008-11-17
    listed $69,900
33. 2007-11-30
    listed $125,000
34. 2005-12-13
    soldstatus $147,000
35. 2005-12-10
    soldstatus $147,000
36. 2005-05-12
    listed $162,000
37. 2001-09-11
    soldstatus $46,500
38. 1999-06-01
    soldstatus $31,900
39. 1999-05-27
    soldstatus $40,000
40. 1983-04-01
    soldstatus $65,900

ⓘ 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: $4,669 · $389/mo
• Projected year-2 tax: $4,669 · $389/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: −$15,628
• − Property taxes: −$4,669
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$8,116
• Taxable loss: −$8,456
• Est. tax savings @ 24.0%: +$2,029
• After-tax cash flow: $-1,980/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

+323.4% since first listed

25 events — show timeline

• 2026-04-23 Price Changed $279,000 RSMLS
• 2026-02-20 Price Changed $284,000 RSMLS
• 2025-10-03 Listed $299,000 RSMLS
• 2025-08-19 Price Changed $299,000 RSMLS
• 2025-03-04 Listed $313,000 RSMLS
• 2022-09-13 Sold (Public Records) $313,333 Public Records
• 2022-09-12 Sold (MLS) $313,333 RSMLS
• 2022-08-15 Pending — RSMLS
• 2022-07-07 Listed $333,000 RSMLS
• 2020-03-18 Sold (Public Records) $126,333 Public Records
• 2017-09-27 Sold (Public Records) $83,777 Public Records
• 2017-09-26 Sold (MLS) $83,777 RSMLS
• 2017-09-26 Sold (MLS) $83,777 LRMLS
• 2017-08-18 Listed $73,500 LRMLS
• 2017-08-17 Listed $73,500 RSMLS
• 2014-01-07 Listed $64,900 RSMLS
• 2008-11-17 Listed $69,900 RSMLS
• 2007-11-30 Listed $125,000 RSMLS
• 2005-12-13 Sold (Public Records) $147,000 Public Records
• 2005-12-10 Sold (MLS) $147,000 RSMLS
• 2005-05-12 Listed $162,000 RSMLS
• 2001-09-11 Sold (Public Records) $46,500 Public Records
• 1999-06-01 Sold (Public Records) $31,900 Public Records
• 1999-05-27 Sold (Public Records) $40,000 Public Records
• 1983-04-01 Sold (Public Records) $65,900 Public Records

Property tax history

+17.1%/yr

Latest (2025): $4,669 · +1.3% YoY. Source: county tax records.