110 Cainwalker Rd · Charleston, SC 29450

$479,990

4 bd · 2.5 ba · 1,868 sqft · SingleFamily · 13 Days on market

Built 2026 Excellent condition 8,276 sqft lot Est $478k · at est. $75/mo HOA · 1% 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.3/15.0
• 1% rule +6.7/10.0
• Condition / age +4.8/5.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to Cainhoy Preserve by Ryan Homes, the only new homes 20 minutes to Mount Pleasant from the $400s. Ready in August! The Barron quick move-in strikes the perfect balance of comfort and efficiency. Discover a wonderfully open floor plan with smart design choices throughout. The spacious great room features luxury vinyl plank flooring and flows effortlessly into the gourmet kitchen. Enjoy quartz countertops, white cabinets, and stainless steel appliances. Step outside to your covered porch for outdoor relaxation. Upstairs, you'll find a bright loft area perfect for family time, plus three comfortable secondary bedrooms. Your private owner's suite features a dramatic tray ceiling, dual walk-in closets, and a spa-inspired double vanity bath. Come home to the Barron today! This quick move-in won't last long. Save $10,000 in closing cost assistance with the use of NVR Mortgage. *

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2026

Tags

• QUICK ACCESS TO POINT HOPE

Property features AI

Finance

• HOA & community: Annual association fee of $900; Community walk/jog trails

Exterior

• Parking: Attached 2-car garage; Off-street parking
• Utilities: Public sewer; BCW & SA water; Berkeley Electric Co-op power
• Home design: Single-family detached residence; Two stories; Located in Cainhoy Preserve
• Construction: No additional structures
• Exterior features: Rear covered porch; Architectural roof

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Quartz countertops; White cabinets; Stainless steel appliances
• Bedrooms: 4 bedrooms; Owner's suite on upper level with walk-in closet(s)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Electric heating
• Interior features: Smooth ceilings; High ceilings; Kitchen island; Walk-in closets; Family room; Loft; Pantry
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $480k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $480k).
• Cap rate 8.9% vs local median 2.4% in Charleston — 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 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $134k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $479,990

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $478,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Royal Cainhoy Way	0.42mi	3/2.0 (-1)	1,913 (+2%)	4mo	$489,000	$256	66
124 Royal Cainhoy Way	0.40mi	3/2.0 (-1)	1,913 (+2%)	7mo	$421,640	$220	64
153 Royal Cainhoy Way	0.42mi	3/2.0 (-1)	1,913 (+2%)	7mo	$439,040	$230	63
161 Royal Cainhoy Way	0.37mi	3/2.0 (-1)	1,913 (+2%)	11mo	$539,015	$282	63
148 Royal Cainhoy Way	0.42mi	3/2.0 (-1)	1,913 (+2%)	11mo	$449,815	$235	60
122 Royal Cainhoy Way	0.39mi	4/3.0	1,702 (-9%)	7mo	$398,740	$234	59
117 Royal Cainhoy Way	0.41mi	3/2.0 (-1)	1,702 (-9%)	3mo	$502,500	$295	56
135 Royal Cainhoy Way	0.46mi	4/3.0	1,702 (-9%)	7mo	$439,140	$258	56
116 Royal Cainhoy Way	0.38mi	3/2.0 (-1)	1,702 (-9%)	9mo	$419,740	$247	53
152 Royal Cainhoy Way	0.41mi	3/2.0 (-1)	1,702 (-9%)	8mo	$399,090	$234	52
158 Royal Cainhoy Way	0.37mi	3/2.0 (-1)	1,702 (-9%)	11mo	$473,940	$278	52
155 Royal Cainhoy Way	0.41mi	3/2.0 (-1)	1,702 (-9%)	10mo	$497,990	$293	51

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

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.21×
• Total profit: $27,566
• Equity at exit: $113,191

10-year hold

• IRR: 11.2%
• Equity multiple: 2.09×
• Total profit: $146,155
• Equity at exit: $116,597

Cash invested: $134,397 (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 29450

• Home prices YoY: -0.2%
• Active inventory: 69
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $5,607 medium
• Mortgage (P&I): −$2,517
• Tax est. 1.5%: −$600 /mo · $7,200/yr
• Insurance: −$200
• HOA: −$75
• Vacancy / Maint / Mgmt: −$1,178
• Net cashflow: $1,038

Break-even live

Break-even rent $4,294

Max offer price $479,990

Occupancy floor 76%

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: $119,998
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 11 events

1. 2026-06-18
   days on market $479,990 Active 13 DOM
2. 2026-06-17
   days on market $479,990 Active 12 DOM
3. 2026-06-16
   days on market $479,990 Active 11 DOM
4. 2026-06-15
   days on market $479,990 Active 10 DOM
5. 2026-06-13
   days on market $479,990 Active 8 DOM
6. 2026-06-13
   days on market $479,990 Active 7 DOM
7. 2026-06-10
   days on market $479,990 Active 5 DOM
8. 2026-06-09
   days on market $479,990 Active 4 DOM
9. 2026-06-08
   days on market $479,990 Active 3 DOM
10. 2026-06-07
    remarks 245-char remark

    Show marketing remark (894 chars)

    Welcome to Cainhoy Preserve by Ryan Homes, the only new homes 20 minutes to Mount Pleasant from the $400s. Ready in August! The Barron quick move-in strikes the perfect balance of comfort and efficiency. Discover a wonderfully open floor plan with smart design choices throughout. The spacious great room features luxury vinyl plank flooring and flows effortlessly into the gourmet kitchen. Enjoy quartz countertops, white cabinets, and stainless steel appliances. Step outside to your covered porch for outdoor relaxation. Upstairs, you'll find a bright loft area perfect for family time, plus three comfortable secondary bedrooms. Your private owner's suite features a dramatic tray ceiling, dual walk-in closets, and a spa-inspired double vanity bath. Come home to the Barron today! This quick move-in won't last long. Save $10,000 in closing cost assistance with the use of NVR Mortgage. *

11. 2026-06-07
    listed $479,990 Active 2 DOM

    Show marketing remark (894 chars)

    Welcome to Cainhoy Preserve by Ryan Homes, the only new homes 20 minutes to Mount Pleasant from the $400s. Ready in August! The Barron quick move-in strikes the perfect balance of comfort and efficiency. Discover a wonderfully open floor plan with smart design choices throughout. The spacious great room features luxury vinyl plank flooring and flows effortlessly into the gourmet kitchen. Enjoy quartz countertops, white cabinets, and stainless steel appliances. Step outside to your covered porch for outdoor relaxation. Upstairs, you'll find a bright loft area perfect for family time, plus three comfortable secondary bedrooms. Your private owner's suite features a dramatic tray ceiling, dual walk-in closets, and a spa-inspired double vanity bath. Come home to the Barron today! This quick move-in won't last long. Save $10,000 in closing cost assistance with the use of NVR Mortgage. *

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,287
• − Mortgage interest: −$26,887
• − Property taxes: −$7,200
• − Insurance: −$2,400
• − Repairs & maintenance: −$5,383
• − Management: −$5,383
• − HOA: −$900
• − Depreciation: −$13,963
• Taxable income: $5,171
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $11,211/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 · 10 photos

Excellent 95/100 None rehab

This single-family home in Cainhoy Preserve by Ryan Homes is in excellent condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with minimal needed repairs and improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting the exterior and interior — Fresh paint can make the home look more inviting and maintain its value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting the exterior and interior — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

Amenities A+ Commute F Cost of living D- Crime D+ Employment A Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 200,573
• Population (ZIP): 3,124

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 462.4619
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-07 Listed $479,990 Zillow
• 2026-06-05 Listed $479,990 Charleston Trident MLS