663 William Hilton Pkwy #2101 · Hilton Head Island, SC 29928

$268,000

2 bd · 2.0 ba · 843 sqft · Condo public records · 111 Days on market

Built 1982 $318/sqft · 15% below area Est $316k · 15% under

---

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).

• ARV discount +14.3/15.0
• Cash flow +11.8/30.0
• Appreciation +6.6/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Exceрtiοnal іnvеstment oррortunity in the heart of Hiltοn Ηead. This beautifully maintained villa offers everything today's vacation renters are searching for. Perfectly positioned mere steps away from all the resorts considerable amenities. Whether visitors come for championship golf, world-class tennis, water sports, or simply to relax by the ocean, they'll appreciate the convenience of being close to it all. Walkability and easy beach access are top priorities for vacation renters-and this villa delivers. Modern finishes and coastal-inspired decor create an inviting retreat that guests are eager to return to year after year. The kitchen features updated appliances and ample prep space. Spacious bedrooms and well-appointed baths provide comfort for families and groups, increasing rental appeal and revenue potential. With Hilton Head Island's established reputation as a premier vacation destination and a history of steady visitor demand, this villa represents a compelling opportunity for investors seeking both lifestyle enjoyment and income potential. Whether you self-manage or use a rental program, this is the type of property that stands out on line, books consistently, and keeps guests coming back. Capitalize on location, condition, and amenities (the three pillars of successful vacation rental investing) all in one exceptional Hilton Head Island condo.

Key facts

• Updated appliances
• Ample prep space
• Easy beach access

Tags

• INVESTMENT OPPORTUNITY
• PRIME LOCATION
• TURNKEY CONDITION
• EASY BEACH ACCESS
• UPDATED APPLIANCES
• AMPLE PREP SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $268k.

Deal economics

• At list price, monthly cash flow is $-72 ($-866/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $268k).
• Recommended offer: $244k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 45d 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 $10k 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.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $75k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $76k; list at $268k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $243,880 (9.0% 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 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 7.9

CMA / ARV

• ARV (median comp): $315,882
• List price: $268,000
• Delta: -15.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.42×
• Total profit: $31,625
• Equity at exit: $123,647

10-year hold

• IRR: 10.1%
• Equity multiple: 2.56×
• Total profit: $116,826
• Equity at exit: $193,034

Cash invested: $75,040 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$112
• HOA est. from 8 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-72

Break-even live

Break-even rent $2,928

Max offer price $255,249

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $4	+0% $-72	+5% $-148	+10% $-224
Rent	-10% $-296	-5% $-184	+0% $-72	+5% $40	+10% $152
Rate	-1.0pp $63	-0.5pp $-4	base $-72	+0.5pp $-142	+1.0pp $-212

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: $67,000
• Closing costs: $8,040
• 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	44d	1	0.03mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	22d	1	0.26mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	14d	1	0.57mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	44d	1	1.47mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $268,000 Active 111 DOM
2. 2026-06-17
   days on market $268,000 Active 110 DOM
3. 2026-06-16
   days on market $268,000 Active 109 DOM
4. 2026-06-15
   days on market $268,000 Active 108 DOM
5. 2026-06-14
   days on market $268,000 Active 106 DOM
6. 2026-06-13
   days on market $268,000 Active 105 DOM
7. 2026-06-10
   days on market $268,000 Active 103 DOM
8. 2026-06-09
   days on market $268,000 Active 102 DOM
9. 2026-06-08
   days on market $268,000 Active 101 DOM
10. 2026-06-07
    days on market $268,000 Active 100 DOM
11. 2026-06-05
    days on market $268,000 Active 97 DOM
12. 2026-06-03
    days on market $268,000 Active 96 DOM
13. 2026-06-02
    days on market $268,000 Active 95 DOM
14. 2026-06-01
    days on market $268,000 Active 94 DOM
15. 2026-05-31
    days on market $268,000 Active 93 DOM
16. 2026-04-02
    price $268,000 1399-char remark

    Show marketing remark (1399 chars)

    Exceрtiοnal іnvеstment oррortunity in the heart of Hiltοn Ηead. This beautifully maintained villa offers everything today's vacation renters are searching for. Perfectly positioned mere steps away from all the resorts considerable amenities. Whether visitors come for championship golf, world-class tennis, water sports, or simply to relax by the ocean, they'll appreciate the convenience of being close to it all. Walkability and easy beach access are top priorities for vacation renters-and this villa delivers. Modern finishes and coastal-inspired decor create an inviting retreat that guests are eager to return to year after year. The kitchen features updated appliances and ample prep space. Spacious bedrooms and well-appointed baths provide comfort for families and groups, increasing rental appeal and revenue potential. With Hilton Head Island's established reputation as a premier vacation destination and a history of steady visitor demand, this villa represents a compelling opportunity for investors seeking both lifestyle enjoyment and income potential. Whether you self-manage or use a rental program, this is the type of property that stands out on line, books consistently, and keeps guests coming back. Capitalize on location, condition, and amenities (the three pillars of successful vacation rental investing) all in one exceptional Hilton Head Island condo.

17. 2026-02-27
    listed $274,900 Active 1399-char remark

    Show marketing remark (1399 chars)

    Exceрtiοnal іnvеstment oррortunity in the heart of Hiltοn Ηead. This beautifully maintained villa offers everything today's vacation renters are searching for. Perfectly positioned mere steps away from all the resorts considerable amenities. Whether visitors come for championship golf, world-class tennis, water sports, or simply to relax by the ocean, they'll appreciate the convenience of being close to it all. Walkability and easy beach access are top priorities for vacation renters-and this villa delivers. Modern finishes and coastal-inspired decor create an inviting retreat that guests are eager to return to year after year. The kitchen features updated appliances and ample prep space. Spacious bedrooms and well-appointed baths provide comfort for families and groups, increasing rental appeal and revenue potential. With Hilton Head Island's established reputation as a premier vacation destination and a history of steady visitor demand, this villa represents a compelling opportunity for investors seeking both lifestyle enjoyment and income potential. Whether you self-manage or use a rental program, this is the type of property that stands out on line, books consistently, and keeps guests coming back. Capitalize on location, condition, and amenities (the three pillars of successful vacation rental investing) all in one exceptional Hilton Head Island condo.

18. 2015-10-19
    soldstatus $76,000
19. 2015-10-15
    soldstatus $76,000 188-char remark

    Show marketing remark (188 chars)

    Great first floor unit with smooth celilings, crown molding, new kitchen appliances and new carpet to be installed in the next 2 weeks. GREAT UNIT! Brand new HVAC installed September 2013!

20. 2012-11-05
    listed $80,000 188-char remark

    Show marketing remark (188 chars)

    Great first floor unit with smooth celilings, crown molding, new kitchen appliances and new carpet to be installed in the next 2 weeks. GREAT UNIT! Brand new HVAC installed September 2013!

21. 2007-08-27
    listed $169,900
22. 2005-04-05
    soldstatus $125,000
23. 2003-12-11
    soldstatus $423,622
24. 2001-02-21
    soldstatus $188,881
25. 1995-11-21
    soldstatus $481,050
26. 1982-12-01
    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: $1,657 · $138/mo
• Projected year-2 tax: $1,657 · $138/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: −$15,012
• − Property taxes: −$1,657
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$7,896
• − Depreciation: −$7,796
• Taxable loss: −$5,108
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $360/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

+333.0% since first listed

11 events — show timeline

• 2026-04-02 Price Changed $268,000 RSMLS
• 2026-02-27 Listed $274,900 RSMLS
• 2015-10-19 Sold (Public Records) $76,000 Public Records
• 2015-10-15 Sold (MLS) $76,000 RSMLS
• 2012-11-05 Listed $80,000 RSMLS
• 2007-08-27 Listed $169,900 RSMLS
• 2005-04-05 Sold (Public Records) $125,000 Public Records
• 2003-12-11 Sold (Public Records) $423,622 Public Records
• 2001-02-21 Sold (Public Records) $188,881 Public Records
• 1995-11-21 Sold (Public Records) $481,050 Public Records
• 1982-12-01 Sold (Public Records) $61,900 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,657 · +1.6% YoY. Source: county tax records.