663 William Hilton Pkwy #4127 · Hilton Head Island, SC 29928

$239,999

2 bd · 2.0 ba · 831 sqft · Condo public records · 184 Days on market

Built 1982 Fair condition $289/sqft · 18% below area Est $293k · 18% 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 +10.7/30.0
• 1% rule +7.0/10.0
• Appreciation +6.6/10.0
• Schools +5.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Must see and priced to sell. Exceptional value in rare turn-key condition just steps from the beach, all for under $300,000. Hilton Head Resort features gated security, indoor pool, two outdoor pools, beachside bar, tennis courts, pickle ball courts and fitness facility. Villa is nicely furnished and thoughtfully appointed, Grossed over $25,000. in rental revenues in first year (2021) and has $17,000. booked for 2022.

Key facts

• Fitness center
• Pickleball courts
• Poolside restaurant

Tags

• DIRECT BEACH ACCESS
• OVERSIZED KITCHEN
• MULTIPLE ON-SITE POOLS
• FITNESS CENTER
• PICKLEBALL COURTS
• POOLSIDE RESTAURANT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (8.3% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 2.4% 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); 1310 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 162d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $9k 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.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $211,199 (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 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.20% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 6.9

CMA / ARV

• ARV (median comp): $293,419
• List price: $239,999
• Delta: -18.21%
• 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 #4215	0.00mi	2/2.0	831 (0%)	0mo	$170,000	$205	100
663 William Hilton Pkwy #3317	0.01mi	2/2.0	831 (0%)	2mo	$240,000	$289	98
663 William Hilton Pkwy #4227	0.00mi	2/2.0	831 (0%)	2mo	$270,000	$325	98
663 William Hilton Pkwy #2416	0.01mi	2/2.0	843 (+1%)	2mo	$253,000	$300	96
663 William Hilton Pkwy #2406	0.01mi	2/2.0	843 (+1%)	2mo	$370,000	$439	95
663 William Hilton Pkwy #2306	0.07mi	2/2.0	843 (+1%)	1mo	$285,000	$338	93
663 William Hilton Pkwy #2404	0.13mi	2/2.0	843 (+1%)	2mo	$375,000	$445	90
663 William Hilton Pkwy #1119	0.13mi	2/2.0	843 (+1%)	3mo	$274,000	$325	89
663 William Hilton Pkwy #4135	0.01mi	2/2.0	950 (+14%)	2mo	$250,000	$263	74
45 Folly Field Rd Unit 3G	1.26mi	2/2.0	757 (-9%)	0mo	$290,000	$383	50
45 Folly Field Rd Unit 21E	1.26mi	2/2.0	757 (-9%)	0mo	$275,000	$363	50
17 Harbourside Ln #7101	1.35mi	1/1.5 (-1)	1,010 (+22%)	2mo	$325,000	$322	31

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: 6.5%
• Equity multiple: 1.38×
• Total profit: $25,556
• Equity at exit: $110,728

10-year hold

• IRR: 9.5%
• Equity multiple: 2.48×
• Total profit: $99,442
• Equity at exit: $172,865

Cash invested: $67,200 (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: 1 active · 1 under contract
• Median asking: $298,500 ($359/sqft)
• Median days on market: 232 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.7% 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: 1310
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,886 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$349 /mo · $4,190/yr
• Insurance: −$100
• HOA: −$685
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-112

Break-even live

Break-even rent $3,029

Max offer price $220,126

Occupancy floor 99%

Sensitivity live

Price	-10% $23	-5% $-45	+0% $-112	+5% $-180	+10% $-248
Rent	-10% $-341	-5% $-227	+0% $-112	+5% $2	+10% $116
Rate	-1.0pp $8	-0.5pp $-51	base $-112	+0.5pp $-175	+1.0pp $-238

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: $60,000
• Closing costs: $7,200
• Club membership (one-time): —
• 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	162d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	184d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,200	$2.00	2d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	184d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	162d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	154d	2	1.45mi

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Association amenities include beach access and beach rights, elevator(s), fitness center, barbecue area, pickleball, pool, guard, and tennis courtsAssociation fees cover management, common areas, cable TV, flood insurance, internet, grounds and structure maintenance, pest control, pool(s), reserve fund, sewer, trash, and water

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardFire sprinkler systemSmoke detectors
• Utilities: Public water
• Home design: Faces south
• Construction: Asphalt roofWood siding
• Exterior features: Paved drivewayFront porchCommunity solar-heated pool

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigerator
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump)Central air conditioning (electric, heat pump)
• Interior features: Insulated windowsCeiling fan(s)Furnished
• Laundry & utility: Laundry in common area

HOA detail $685/mo · $8,220/yr condo

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

Listing history 50 events

1. 2026-11-08
   days on market $239,999 Active 184 DOM
2. 2026-11-07
   days on market $239,999 Active 183 DOM
3. 2026-11-06
   days on market $239,999 Active 182 DOM
4. 2026-11-05
   days on market $239,999 Active 181 DOM
5. 2026-11-04
   days on market $239,999 Active 180 DOM
6. 2026-11-02
   days on market $239,999 Active 178 DOM
7. 2026-11-01
   days on market $239,999 Active 177 DOM
8. 2026-10-31
   days on market $239,999 Active 176 DOM
9. 2026-10-30
   days on market $239,999 Active 175 DOM
10. 2026-10-29
    days on market $239,999 Active 174 DOM
11. 2026-10-28
    days on market $239,999 Active 173 DOM
12. 2026-10-27
    days on market $239,999 Active 172 DOM
13. 2026-10-26
    days on market $239,999 Active 171 DOM
14. 2026-10-25
    days on market $239,999 Active 170 DOM
15. 2026-10-24
    days on market $239,999 Active 169 DOM
16. 2026-10-23
    days on market $239,999 Active 168 DOM
17. 2026-10-22
    days on market $239,999 Active 167 DOM
18. 2026-10-21
    days on market $239,999 Active 166 DOM
19. 2026-10-20
    days on market $239,999 Active 165 DOM
20. 2026-10-19
    days on market $239,999 Active 164 DOM
21. 2026-10-18
    days on market $239,999 Active 163 DOM
22. 2026-10-17
    days on market $239,999 Active 162 DOM
23. 2026-10-16
    price $239,999 Active 161 DOM
24. 2026-10-16
    days on market $259,999 Active 161 DOM
25. 2026-10-15
    days on market $259,999 Active 160 DOM
26. 2026-10-14
    days on market $259,999 Active 159 DOM
27. 2026-10-13
    days on market $259,999 Active 158 DOM
28. 2026-10-12
    days on market $259,999 Active 157 DOM
29. 2026-10-11
    days on market $259,999 Active 156 DOM
30. 2026-10-10
    days on market $259,999 Active 155 DOM
31. 2026-10-09
    days on market $259,999 Active 154 DOM
32. 2026-10-08
    days on market $259,999 Active 153 DOM
33. 2026-10-07
    days on market $259,999 Active 152 DOM
34. 2026-10-06
    days on market $259,999 Active 151 DOM
35. 2026-10-05
    days on market $259,999 Active 150 DOM
36. 2026-10-04
    days on market $259,999 Active 149 DOM
37. 2026-10-02
    days on market $259,999 Active 147 DOM
38. 2026-10-01
    days on market $259,999 Active 146 DOM
39. 2026-09-30
    days on market $259,999 Active 145 DOM
40. 2026-09-29
    days on market $259,999 Active 144 DOM
41. 2026-09-28
    days on market $259,999 Active 143 DOM
42. 2026-09-27
    days on market $259,999 Active 142 DOM
43. 2026-09-26
    days on market $259,999 Active 141 DOM
44. 2026-09-25
    days on market $259,999 Active 140 DOM
45. 2026-09-24
    days on market $259,999 Active 139 DOM
46. 2026-09-24
    days on market $259,999 Active 138 DOM
47. 2026-09-22
    days on market $259,999 Active 137 DOM
48. 2026-09-21
    days on market $259,999 Active 136 DOM
49. 2026-09-20
    days on market $259,999 Active 135 DOM
50. 2026-09-19
    days on market $259,999 Active 134 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: $4,190 · $349/mo
• Projected year-2 tax: $4,190 · $349/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: $34,637
• − Mortgage interest: −$13,444
• − Property taxes: −$4,190
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − HOA: −$8,220
• − Depreciation: −$6,982
• Taxable loss: −$4,941
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $-164/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

Fair 45/100 Cosmetic rehab Est. rehab $4,155–$12,465 screening

This turn-key townhouse in Hilton Head Resort is in fair condition with some minor repairs needed. It offers a great rental opportunity with future bookings already in place and potential for $30K+ gross rentals.

Components & finishes AI

Flooring tile Appliances black

Repairs flagged

• Minor Living room flooring — The flooring in the living area looks older and may need replacement.

Value-add opportunities

• Both Painting exterior siding and windows — Refreshing the exterior appearance will improve both the resale and rental value of the property. ↑
• Both Landscaping and refreshing the curb appeal — A fresh landscape and curb appeal will enhance the property's visual appeal and attract more potential buyers or renters. ↑

ⓘ 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%
• 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

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Association amenities include beach access and beach rights, elevator(s), fitness center, barbecue area, pickleball, pool, guard, and tennis courtsAssociation fees cover management, common areas, cable TV, flood insurance, internet, grounds and structure maintenance, pest control, pool(s), reserve fund, sewer, trash, and water

Exterior

• Parking: Unassigned parking
• Security: Security gateSecurity guardFire sprinkler systemSmoke detectors
• Utilities: Public water
• Home design: Faces south
• Construction: Asphalt roofWood siding
• Exterior features: Paved drivewayFront porchCommunity solar-heated pool

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigerator
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump)Central air conditioning (electric, heat pump)
• Interior features: Insulated windowsCeiling fan(s)Furnished
• Laundry & utility: Laundry in common area

Price history

+300.6% since first listed

33 events — show timeline

• 2026-05-08 Listed $259,999 RSMLS
• 2025-05-10 Price Changed $272,500 RSMLS
• 2025-04-01 Price Changed $274,500 RSMLS
• 2025-01-19 Price Changed $279,000 RSMLS
• 2024-11-19 Price Changed $284,900 RSMLS
• 2024-10-23 Price Changed $299,999 RSMLS
• 2024-10-03 Price Changed $309,000 RSMLS
• 2024-09-17 Listed $319,000 RSMLS
• 2022-03-24 Sold (Public Records) $280,000 Public Records
• 2022-03-22 Sold (MLS) $280,000 RSMLS
• 2022-02-14 Listed $285,000 RSMLS
• 2020-11-23 Sold (Public Records) $172,540 Public Records
• 2020-11-20 Sold (MLS) $172,450 RSMLS
• 2020-11-20 Sold (MLS) $172,450 LRMLS
• 2020-06-18 Listed $179,900 RSMLS
• 2020-06-18 Listed $184,500 LRMLS
• 2017-07-25 Sold (Public Records) $128,000 Public Records
• 2017-07-21 Sold (MLS) $128,000 RSMLS
• 2017-05-03 Listed $133,000 RSMLS
• 2016-10-27 Sold (Public Records) $85,000 Public Records
• 2016-10-21 Sold (MLS) $85,000 RSMLS
• 2016-08-24 Listed $93,000 RSMLS
• 2013-09-04 Sold (Public Records) $76,000 Public Records
• 2013-08-28 Sold (MLS) $76,000 RSMLS
• 2013-05-24 Listed $83,900 RSMLS
• 2011-01-14 Sold (MLS) $37,000 RSMLS
• 2010-12-14 Listed $37,000 RSMLS
• 2008-10-06 Listed $125,000 RSMLS
• 2006-03-20 Sold (Public Records) $145,000 Public Records
• 2006-03-13 Sold (MLS) $145,000 RSMLS
• 2005-08-31 Listed $159,900 RSMLS
• 1996-02-03 Sold (Public Records) $25,000 Public Records
• 1983-04-01 Sold (Public Records) $64,900 Public Records

Property tax history

+15.0%/yr

Latest (2025): $4,190 · +1.4% YoY. Source: county tax records.