400 William Hilton Pkwy #105 · Hilton Head Island, SC 29926

$179,900

2 bd · 1.5 ba · 1,161 sqft · Condo public records · 47 Days on market

Built 1978 $155/sqft · 26% below area Est $245k · 26% under $538/mo HOA · 21% of rent

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Why this score? — see what drove the B- 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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +7.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity on this condo located in the heart of Hilton Head Island in The Oaks Villas. This 2 story condo features a living room, separate family room, a fenced private enclosed back patio, a balcony on the 2nd floor, a laundry room. Both bedrooms and a full bath are located on the 2nd floor. This community has a high success rate with rentals, both long term and short term. Conveniently located off of Hwy 278, walking/biking path located at entrance to community, allowing quick access to the Island amenities.

Key facts

• Walking biking path
• Laundry room
• $538 HOA

Tags

• BALCONY ON THE 2ND FLOOR
• LAUNDRY ROOM
• WALKING BIKING PATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.9% 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 soft (-0.2%/yr); 400 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $180k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 5.9

CMA / ARV

• ARV (median comp): $244,616
• List price: $179,900
• Delta: -26.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.66×
• Total profit: $-17,233
• Equity at exit: $26,824

10-year hold

• IRR: -6.8%
• Equity multiple: 0.64×
• Total profit: $-18,068
• Equity at exit: $15,554

Cash invested: $50,372 (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 29926

• Home prices YoY: -26.7%
• Rents YoY: -0.2%
• Active inventory: 400
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,560 high
• Mortgage (P&I): −$943
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$75
• HOA: −$538
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $300

Break-even live

Break-even rent $2,181

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $402	-5% $351	+0% $300	+5% $249	+10% $198
Rent	-10% $97	-5% $199	+0% $300	+5% $401	+10% $502
Rate	-1.0pp $390	-0.5pp $345	base $300	+0.5pp $253	+1.0pp $206

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 William Hilton Pkwy Hilton Head Island, SC	2.0	1.5	1161	$2,000	$1.72	45d	1	0.02mi
55 Gardner Dr Hilton Head Island, SC	1.0–3.0	1.0–2.0	1175	$2,902	$2.47	15d	9	0.19mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	22d	2	0.27mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	15d	2	0.27mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	45d	1	0.29mi
112 Union Cemetery Rd Hilton Head Island, SC	2.0	2.0	1025	$2,125	$2.07	15d	1	1.02mi
45 Folly Field Rd Unit 1316251P Hilton Head Island, SC	2.0	2.0	1194	$4,182	$3.50	22d	1	1.21mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	15d	1	1.30mi
85 Folly Field Rd Unit 1316236P Hilton Head Island, SC	2.0	2.5	1194	$3,602	$3.02	15d	1	1.45mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-06
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Great investment opportunity on this condo located in the heart of Hilton Head Island in The Oaks Villas. This 2 story condo features a living room, separate family room, a fenced private enclosed back patio, a balcony on the 2nd floor, a laundry room. Both bedrooms and a full bath are located on the 2nd floor. This community has a high success rate with rentals, both long term and short term. Conveniently located off of Hwy 278, walking/biking path located at entrance to community, allowing quick access to the Island amenities.

2. 2026-04-22
   price $179,900 535-char remark

   Show marketing remark (535 chars)

   Great investment opportunity on this condo located in the heart of Hilton Head Island in The Oaks Villas. This 2 story condo features a living room, separate family room, a fenced private enclosed back patio, a balcony on the 2nd floor, a laundry room. Both bedrooms and a full bath are located on the 2nd floor. This community has a high success rate with rentals, both long term and short term. Conveniently located off of Hwy 278, walking/biking path located at entrance to community, allowing quick access to the Island amenities.

3. 2026-03-18
   listed $189,900 Active 535-char remark

   Show marketing remark (535 chars)

   Great investment opportunity on this condo located in the heart of Hilton Head Island in The Oaks Villas. This 2 story condo features a living room, separate family room, a fenced private enclosed back patio, a balcony on the 2nd floor, a laundry room. Both bedrooms and a full bath are located on the 2nd floor. This community has a high success rate with rentals, both long term and short term. Conveniently located off of Hwy 278, walking/biking path located at entrance to community, allowing quick access to the Island amenities.

4. 2021-06-29
   soldstatus $98,000
5. 2015-04-01
   listed $69,900
6. 2014-07-24
   listed $74,000
7. 2005-05-05
   listed $73,000
8. 2002-09-17
   soldstatus $100,000
9. 1983-07-01
   soldstatus $62,500

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $1,996 · $166/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,720
• − Mortgage interest: −$10,077
• − Property taxes: −$1,996
• − Insurance: −$900
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$6,456
• − Depreciation: −$5,233
• Taxable income: $1,143
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $3,322/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): 24,458
• Household income: $97,948
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 562.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -98.89%
• Current HPI: 271.4783
• Rent YoY: ▼ -0.16%
• 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

+187.8% since first listed

9 events — show timeline

• 2026-05-06 Pending — Charleston Trident MLS
• 2026-04-22 Price Changed $179,900 Charleston Trident MLS
• 2026-03-18 Listed $189,900 Charleston Trident MLS
• 2021-06-29 Sold (Public Records) $98,000 Public Records
• 2015-04-01 Listed $69,900 RSMLS
• 2014-07-24 Listed $74,000 RSMLS
• 2005-05-05 Listed $73,000 RSMLS
• 2002-09-17 Sold (Public Records) $100,000 Public Records
• 1983-07-01 Sold (Public Records) $62,500 Public Records

Property tax history

+15.0%/yr

Latest (2025): $1,996 · +1.5% YoY. Source: county tax records.