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

$259,999

2 bd · 2.0 ba · 831 sqft · Condo public records · 41 Days on market

Built 1982 $313/sqft · 11% below area Est $291k · 11% under

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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 +12.3/15.0
• Cash flow +9.4/30.0
• Appreciation +6.6/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

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

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 courts; Association 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 gate; Security guard; Fire sprinkler system; Smoke detectors
• Utilities: Public water
• Home design: Faces south
• Construction: Asphalt roof; Wood siding
• Exterior features: Paved driveway; Front porch; Community solar-heated pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Insulated windows; Ceiling fan(s); Furnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.4% 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 $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.
• 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 41 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $252,199 (3.0% 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 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.12% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 7.5

CMA / ARV

• ARV (median comp): $291,301
• List price: $259,999
• Delta: -10.75%
• 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: 5.5%
• Equity multiple: 1.32×
• Total profit: $23,432
• Equity at exit: $119,955

10-year hold

• IRR: 8.7%
• Equity multiple: 2.35×
• Total profit: $98,198
• Equity at exit: $187,271

Cash invested: $72,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$349 /mo · $4,190/yr
• Insurance: −$108
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-187

Break-even live

Break-even rent $3,138

Max offer price $227,021

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: $65,000
• Closing costs: $7,800
• 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	21d	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	21d	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: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-18
   days on market $259,999 Active 41 DOM
2. 2026-06-17
   days on market $259,999 Active 40 DOM
3. 2026-06-16
   days on market $259,999 Active 39 DOM
4. 2026-06-15
   days on market $259,999 Active 38 DOM
5. 2026-06-14
   days on market $259,999 Active 36 DOM
6. 2026-06-13
   days on market $259,999 Active 35 DOM
7. 2026-06-10
   days on market $259,999 Active 33 DOM
8. 2026-06-09
   days on market $259,999 Active 32 DOM
9. 2026-06-08
   days on market $259,999 Active 31 DOM
10. 2026-06-07
    days on market $259,999 Active 30 DOM
11. 2026-06-05
    days on market $259,999 Active 27 DOM
12. 2026-06-03
    days on market $259,999 Active 26 DOM
13. 2026-06-02
    days on market $259,999 Active 25 DOM
14. 2026-06-01
    days on market $259,999 Active 24 DOM
15. 2026-05-31
    days on market $259,999 Active 23 DOM
16. 2026-05-30
    days on market $259,999 Active 22 DOM
17. 2026-05-08
    listed $259,999 Active 1054-char remark
18. 2025-05-10
    price $272,500
19. 2025-04-01
    price $274,500
20. 2025-01-19
    price $279,000
21. 2024-11-19
    price $284,900
22. 2024-10-23
    price $299,999
23. 2024-10-03
    price $309,000
24. 2024-09-17
    listed $319,000 Active
25. 2022-03-24
    soldstatus $280,000
26. 2022-03-22
    soldstatus $280,000

    Show marketing remark (422 chars)

    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.

27. 2022-02-14
    listed $285,000

    Show marketing remark (422 chars)

    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.

28. 2020-11-23
    soldstatus $172,540
29. 2020-11-20
    soldstatus $172,450
30. 2020-11-20
    soldstatus $172,450
31. 2020-06-18
    listed $184,500
32. 2020-06-18
    listed $179,900
33. 2017-07-25
    soldstatus $128,000
34. 2017-07-21
    soldstatus $128,000
35. 2017-05-03
    listed $133,000
36. 2016-10-27
    soldstatus $85,000
37. 2016-10-21
    soldstatus $85,000
38. 2016-08-24
    listed $93,000
39. 2013-09-04
    soldstatus $76,000
40. 2013-08-28
    soldstatus $76,000
41. 2013-05-24
    listed $83,900
42. 2011-01-14
    soldstatus $37,000
43. 2010-12-14
    listed $37,000
44. 2008-10-06
    listed $125,000
45. 2006-03-20
    soldstatus $145,000
46. 2006-03-13
    soldstatus $145,000
47. 2005-08-31
    listed $159,900
48. 1996-02-03
    soldstatus $25,000
49. 1983-04-01
    soldstatus $64,900

ⓘ 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: $4,190 · $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: $34,820
• − Mortgage interest: −$14,564
• − Property taxes: −$4,190
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$7,564
• Taxable loss: −$6,265
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $-737/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

+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.