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

$254,000

2 bd · 2.0 ba · 843 sqft · Condo public records · 162 Days on market

Built 1982 Good condition $301/sqft · 21% below area Est $323k · 21% under $685/mo HOA · 24% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +6.6/10.0
• 1% rule +6.2/10.0
• Schools +5.4/10.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

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 $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (1.4% below list).
• Meets the 1% rule at list price ($3k rent vs $254k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.3% 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 rising (+3.2%/yr); 1004 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k 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 $71k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $254k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $223,520 (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 162 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. 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: 1.12% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.99
• GRM: 7.5

CMA / ARV

• ARV (median comp): $323,458
• List price: $254,000
• Delta: -19.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
663 William Hilton Pkwy #1421	0.00mi	2/2.0	843 (0%)	1mo	$270,000	$320	99
663 William Hilton Pkwy #1322	0.13mi	2/2.0	843 (0%)	2mo	$290,000	$344	92
663 William Hilton Pkwy #4221	0.13mi	2/2.0	831 (-1%)	0mo	$265,000	$319	91
663 William Hilton Pkwy #4319	0.13mi	2/2.0	831 (-1%)	1mo	$255,000	$307	91
663 William Hilton Pkwy #4413	0.13mi	2/2.0	831 (-1%)	2mo	$252,500	$304	90
40 Folly Field Rd Unit B2	0.99mi	2/2.0	888 (+5%)	1mo	$315,000	$355	55
40 Folly Field Rd Unit B4	0.99mi	2/2.0	888 (+5%)	2mo	$335,000	$377	55
40 Folly Field Rd Unit G17	0.99mi	2/2.0	888 (+5%)	2mo	$312,000	$351	54
45 Folly Field Rd Unit 13K	1.21mi	2/2.0	757 (-10%)	0mo	$320,000	$423	48
45 Folly Field Rd Unit 8L	1.21mi	2/2.0	757 (-10%)	0mo	$365,000	$482	48
45 Folly Field Rd Unit 19E	1.21mi	2/2.0	757 (-10%)	2mo	$335,000	$443	46
43 Folly Field Rd #50	1.19mi	2/1.5	1,022 (+21%)	2mo	$410,000	$401	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.0%
• Equity multiple: 1.47×
• Total profit: $33,139
• Equity at exit: $117,187

10-year hold

• IRR: 10.7%
• Equity multiple: 2.66×
• Total profit: $117,778
• Equity at exit: $182,950

Cash invested: $71,120 (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 →

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Median asking: $361,250 ($392/sqft)
• Median days on market: 216 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -2.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 1004
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$1,332
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$106
• HOA: −$685
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-20

Break-even live

Break-even rent $2,862

Max offer price $250,479

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $52	+0% $-20	+5% $-92	+10% $-164
Rent	-10% $-244	-5% $-132	+0% $-20	+5% $92	+10% $204
Rate	-1.0pp $108	-0.5pp $45	base $-20	+0.5pp $-86	+1.0pp $-153

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: $63,500
• Closing costs: $7,620
• Club membership (one-time): —
• 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	93d	1	0.03mi
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	70d	1	0.26mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	62d	1	0.57mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	93d	1	1.47mi

HOA detail $685/mo · $8,220/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $254,000 Active 162 DOM
2. 2026-08-07
   days on market $254,000 Active 161 DOM
3. 2026-08-06
   days on market $254,000 Active 160 DOM
4. 2026-08-05
   days on market $254,000 Active 159 DOM
5. 2026-08-04
   pricedays on market $254,000 Active 158 DOM
6. 2026-08-03
   days on market $262,000 Active 157 DOM
7. 2026-07-31
   days on market $262,000 Active 154 DOM
8. 2026-07-30
   days on market $262,000 Active 153 DOM
9. 2026-07-29
   days on market $262,000 Active 152 DOM
10. 2026-07-27
    days on market $262,000 Active 150 DOM
11. 2026-07-25
    days on market $262,000 Active 148 DOM
12. 2026-07-23
    days on market $262,000 Active 146 DOM
13. 2026-07-22
    days on market $262,000 Active 145 DOM
14. 2026-07-21
    days on market $262,000 Active 144 DOM
15. 2026-07-18
    days on market $262,000 Active 141 DOM
16. 2026-07-16
    days on market $262,000 Active 139 DOM
17. 2026-07-16
    days on market $262,000 Active 138 DOM
18. 2026-07-14
    days on market $262,000 Active 137 DOM
19. 2026-07-13
    days on market $262,000 Active 136 DOM
20. 2026-07-12
    days on market $262,000 Active 135 DOM
21. 2026-07-11
    days on market $262,000 Active 134 DOM
22. 2026-07-10
    days on market $262,000 Active 133 DOM
23. 2026-07-09
    days on market $262,000 Active 132 DOM
24. 2026-07-08
    days on market $262,000 Active 131 DOM
25. 2026-07-07
    days on market $262,000 Active 130 DOM
26. 2026-07-06
    days on market $262,000 Active 129 DOM
27. 2026-07-05
    days on market $262,000 Active 128 DOM
28. 2026-07-04
    days on market $262,000 Active 127 DOM
29. 2026-07-03
    days on market $262,000 Active 126 DOM
30. 2026-07-02
    days on market $262,000 Active 125 DOM
31. 2026-07-01
    days on market $262,000 Active 124 DOM
32. 2026-06-30
    days on market $262,000 Active 123 DOM
33. 2026-06-29
    days on market $262,000 Active 122 DOM
34. 2026-06-28
    days on market $262,000 Active 121 DOM
35. 2026-06-28
    days on market $262,000 Active 120 DOM
36. 2026-06-27
    days on market $262,000 Active 119 DOM
37. 2026-06-25
    pricedays on market $262,000 Active 117 DOM
38. 2026-06-23
    days on market $268,000 Active 115 DOM
39. 2026-06-21
    days on market $268,000 Active 114 DOM
40. 2026-06-18
    days on market $268,000 Active 111 DOM
41. 2026-06-17
    days on market $268,000 Active 110 DOM
42. 2026-06-16
    days on market $268,000 Active 109 DOM
43. 2026-06-15
    days on market $268,000 Active 108 DOM
44. 2026-06-14
    days on market $268,000 Active 106 DOM
45. 2026-06-13
    days on market $268,000 Active 105 DOM
46. 2026-06-10
    days on market $268,000 Active 103 DOM
47. 2026-06-09
    days on market $268,000 Active 102 DOM
48. 2026-06-08
    days on market $268,000 Active 101 DOM
49. 2026-06-07
    days on market $268,000 Active 100 DOM
50. 2026-06-05
    days on market $268,000 Active 97 DOM

ⓘ 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: −$14,228
• − Property taxes: −$1,657
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$8,220
• − Depreciation: −$7,389
• Taxable loss: −$4,170
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $762/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $4,215–$12,645 screening

This well-maintained and updated townhouse is ready for immediate occupancy and offers a great investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim landscaping — Improves curb appeal and value ↑
• Both Clean gutters — Prevents water damage and improves value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Hilton Head Island Elementary D SC #168/597 Nat'l #12,785/41,679 Middle Hilton Head Island Middle F SC #90/229 Nat'l #6,708/14,009 High Hilton Head Island High A- SC #34/196 Nat'l #1,484/17,239

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

C Composite livability gradescore 64/100

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 · 211,915 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: 20% of renters

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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%

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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%

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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

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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.